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HomeMy WebLinkAboutItem 6.2 OpusPD Rezn (2) ~ . C I TV .file # AGENDA STATEMENT CITY COUNCIL MEETING DATE: December 17t 1996 SUBJECT: PUBLIC HEARING: Opus Planned Development Rezone (PA 96-020) for a 25.0 acre site located within the Eastern Dublin Specific Planning Area. ~ (Report prepared by: Jeri Ram, Associate Planner and Michael Porto, Consultant) ~:~, . (Ifn ' EXHIBIT ATTACHED: 1) Resolution including Specific Iievelopment Regulations, Development -'.' Standards and Design Guidelines. 2) Ordinance establishing Planned Development District. . RECOMMENDATION: 1) ,~V;~ 4) 5) 6) ,.. Open Public hearing Receive staff presentation and public testimony Close public hearing . Deliberate Waive reading and introduce Ordinance Continue public hearing to January 7, 1997 . FINANCIAL STATEMENT: No financial impact anticipated. DESCRIPTION: The Applicant, Opus Southwest, is requesting a rezone to a Planned Development Zoning District for a Business OfficelIndustrial Development at the southwest comer of Gleason Road and Hacienda Drive in the Eastern Dublin Specific Planning Area. The project area encompasses approximately 25 acres of land. BACKGROUND: The Alameda County Surplus Property Authority, who is selling the property to Opus Southwest, recently processed Amendments to the Eastern Dublin Specific Plan and General Plan. The Amendments revised the Land Use Designations of the Specific Plan and General Plan, and some elements and language of the Circulation Element, to accommodate potential land uses which were not specifically addressed in the original Plans. The Planning Commission recommended the requested Amendments in September, with the Council taking formal action on October 15, 1996. As a part of that action, the IndustriallCampus Office (I/CO) Specific Plan designation was created on the project site. A priIiIe focus for the Amendments in the Eastern Dublin Specific ~-------------------------------------~------------~;:;j;][~~-:j:(j;;---~~~-~-~-~~;;:~~:;~;-~~-~~~------------------------------------ P A File ITEM NO. 6.2- Plan was to accommodate the proposed Opus Development which is the focus of this staff report and associated zoning document. . DevelopmentAgreement: Staff is presently working with Alameda County on the preparation of a development agreement for the project site. The Specific Plan and Mitigation Monitoring Program for the project require that the development agreement be signed prior to approval of site development review for the project. Planning Commission Meeting: The Planning Commission, at their meeting of November 12, 1996, approved a Resolution recommending a request to Rezone the project site to establish a Planned Development2:oning District. ANALYSIS: The applicant, Opus Southwest Corporation, in conjunction with the property owner, Alameda County Surplus Property Authority, followed proper process and prepared a site development plan for the subject property. The original submittal was comprised of three alternative site studies which they hoped would provide for several different development schemes. Initial review of their plans by Planning and Public Works staff, indicated several areas of concern which the site plans could not address. After meeting with the Applicant, it became clear that they were trying to comply with the City of Dublin's standard application requirements for Site Development . Review while leaving as much flexibility in the plan to allow for a myriad of development alternatives. unfortunately, the requirements for Site Development Review are not adaptable enough to provide the Applicant with the flexibility that they hoped to achieve. The Applicant was still negotiating with tenants and designing the site with conceptual buildings, landscaping and parking layouts. Therefore, it was likely the site plan would change in the future. Dublin has already experienced one project which changed several times after the initial approval (Homart) and it was thought that this scenario should not be repeated or encouraged by reviewing and approving a conceptual site design which had no basis in reality. The owner of the property, Alameda County, wants to direct the development of the site by limiting and focusing the ApplicantlDeveloper, Opus Southwest. It was the Applicant's desire to sufficiently constrain the site through a series of development standards and design guidelines to direct the actual development of the property. The property owner's desire coupled with the needs of the ApplicantlDeveloper present a unique opportunity for staff to approach the eventual development of ~e site from a new perspective. . Attached to this staff report is a Resolution (Exhibit I) with an Exhibit A (Development Regulations and Design Guidelines). The Regulations and Guidelines are a culmination of the work of the property owner, the Applicant and the City to guide and direct the eventual developmentofthe 25.0 acre site. While an actual building design is not evident and the definite layout of the site is not finalized, the document recommended for City Council review . and approval will guide and direct Staff through the Site Development Review process and will allow for the reuse and transition of the site over time. . 2 The entire document, upon Council approval, actually becomes the zoning district regulating all aspects of the evelOPment and use of the property. The Development Regulations and the Design Guidelines will create the bric of the project both now and in the future. A series of exterior amenities are included as a part of the Guidelines. The Development Regulations and Design Guidelines consist of several important elements. A brief narrative of the components of each element is included below: Permitted Uses: This section of the Development Regulations for the Santa Rita Business Center reflects the intent of the ApplicantlDeveloper,Opus Southwest, to list a series of clean industrial users, service businesses and office uses . which would augment and support the primary "big box" user. The property owner, Alameda County Surplus Property Authority, took a very active role in developing the list of permitted uses within the attached document. It was their intent to assure that the eventual users and tenants would be of a high quality nature creating an environment that fosters an interplay of uses where the site inhabitants could work and transact daily business without leaving the site. The general listing of uses referenced in the City of Dublin Zoning Ordinance was considered too broad and not restrictive enough to create the higher level of industriaVcampus office environment that the property owner and the developer wished to create. The listing of uses will assure that initial development of the site and the eventual transitioning of uses over the ensuing years will be adequately regulated. Provisions are included in the text for a,ecific uses which are determined to be more intensive or requiring additional review through the Conditional ~se Permit process. . Development Regulations: The Development Regulations provide standards normally found in the Zoning Ordinance. It is entirely possible that the 25.0 acre site could subdivide further to smaller parcels. Standards have been applied to assure that adequate site sizes, setbacks, building heights, floor area ratios, parking, etc., are in place to regulate development on lots no matter the size. These regulations are specific to this property and are not subj ect to the standard City of Dublin Zoning Code except where noted. In many instances, the development regulations included are more restrictive than the Dublin Zoning Ordinance. Design Guidelines: The Design Guideline portion of the proposed document is what makes it unique and will actually guide the design of the building, parking and site layout. Although items such as setbacks, building heights and floor area ratios are critical, it is the design guidelines within this portion of the document that will actually direct what the buildings and site layout will look like. One of the most distinctive elements of this portion of the document is the inclusion of specific graphic representations that direct how buildings should be sited, how landscaping is integrated into parking areas and methods for encouraging pedestrian circulation and vehicular control. Guidelines are provided .r site design, open space, landscaping, circulation, architectural features, exterior lighting, signage and utilities. 3 A 15 acre mediumlhigh density residential site is located across Hacienda Drive from the subj ect site. The Easte~ Dublin Specific Plan will permit up to 20 units to the acre on this property for a maximum number of . approximately 300 units. The Design Guidelines make specific reference to the interface of uses along this common frontage, increasing the setback and directing that industrial uses be located adjacent to Arnold Drive along the westerly edge of the site. Site specific issues such as this, cannot generally be incorporated into a standard zoning text. Access Ex/tibit: The last page of the Development Regulations and Design Guidelines is an Access Exhibit. This graphic representation of the site documents for the future development of the site, the various access points that will be considered and the acceptable turning movements that would be considered at such time as a development proposal is submitted for Site Development Review. Again, this is something that cannot be included in a standard zoning code. This item will serve to further direct the site layout. Conclusion: The Planned Development Zoning District will provide flexibility, direction and also serve to constrain development of the property in a manner that would be unobtainable through conventional zoning methods. This document, once approved, will direct staff through the Site Development Review process to assure a higher quality and more coordinated development. RECOMMENDATION: . Staff recommends that the City Council conduct a public hearing, deliberate, waive the reading and introduce the Ordinance establishing the Planned Development Zoning District and continue the public hearing to January 7, 1997. G:\P A96-020\ccsr2 . 4 RESOLUTION NO. ~ . A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ___.._~_______________~______________.~______________~~______________.___________.~_______________________________M~~____ APPROVING AND ESTABLISHING FINDINGS AND GENERAL PROVISIONS FOR A PO PLANNED DEVELOPMENT REZONING CONCERNING PA 96-020 OPUS PLANNED DEVELOPMENT WHEREAS, Opus Southwest Corporation, (Applicant), is requesting a Planned Development Rezoning to establish General Provisions and Development Regulations for a 25::!: acre portion of APN - 946-15-1-4 (por); and WHEREAS, Opus Southwest Corporation has submitted a Land Use and Development Plan as required by Section 8,31-13 of the Zoning Ordinance which meets the requirements of said section; and WHEREAS, a development agreement will be approved priorto approval of Site Development Review for the project as is required by the mitigation monitoring program for the project and the Specific Plan; and WHEREAS, the application has been reviewed in accordance with the California Environmental Quality Act ("CEQA") and a Mitigated Negative Declaration (SCH 96082092) was approved on October 15, 1996; and . WHEREAS, the Planning Commission did hold a public hearing on said application on November 12, 1996, and did adopt a Resolution recommending that the City Council approve and establish findings, general provisions and development standards for a Planned Development Rezoning for PA 96-020; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the Staff Report was submitted recommending that the City Council approve the application; 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 will be appropriate for the subject property in terms of providing a range of permitted and conditionally permitted uses which will be compatible with vacant and proposed commercial, office and residential uses in the immediate vicinity, and which enhances development of the Specific Plan area; and . 2. The Planned Development Rezoning will not have a substantial adverse affect on health or safety or be detrimental to the public welfare or be injurious to property or public improvement as all applicable regulations will be met; and EXHIBIT ~ 3. The Planned Development Rezoning will not overburden public services as the Eastern Dublin Specific Plan Matrix requires provision of public services and the Matrix was adopted as part of this project; and . 4. 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 5. The Planned Development Rezoning as designed will provided efficient use of the land with minimum alteration of natural land forms and will create an attractive, efficient and safe environment; and 6. The Planned Development Rezoning will benefit the public necessity, convenience and general welfare and is in conformance with Sections 8-31.0 to 8-31.19 of the Dublin Zoning Ordinance; and 7 The Planned Development Rezoning will be compatible with and enhance the general development of the area because it will be developed pursuant to conditions of approval and site development review; and 8. The Planned Development Rezoning will create attractive, efficient and safe development because it will be developed pursuant to site development review. BE IT FURTHER RESOLVED THAT except as specifically included in Exhibit A, attached and made a part of this Resolution, development and operation of land use activities within this planned development, shall be subject to 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 Exhibit 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 approve a Planned Development Rezoning subject to the following General Provisions and Development Standards which constitute regulations for the use, improvement and maintenance of the 25:t acre APN 946-15-1-4(por) and included as Exhibit A attached hereto. PASSED, APPROVED AND ADOPTED this 7th day of January, 1997. AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: 96-D20\CCRES K2/12-17-96/resoopus.doc . City Clerk 2 . I. II. III. IV. V. . II. . EXHIBIT "A" PLANNED DEVELOPMENT DISTRICT - SANTA RITA BUSINESS CENTER SITE Development Regulations and Design Guidelines Sections: 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 Business Center" site. These regulations are intended to encourage innovative site and design solutions that will accommodate a mix of industrial, service commercial, and office 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. To achieve that, fully integrated plans are to be provided for the site's landscaping, lighting and signage. Similarly, the architecture for all of the structures on site shall be harmonious and complementary to each other and surrounding uses. I. PERMITTED USES: The following Principal Uses are permitted in this district: A. Office and service establishments including, but not limited to: I. 2. 3. 4. 5. 6. 7. 8. 9. 10. II. 12. 13. 14. 15. 16. 17. Real estateltitle offices Travel agency Legal Accounting Medical and Dental Optometrist Architect Employment Agency HairlBeauty salon Cleaner and dryer, not including on-site processing Shoe repair Key shop Tailor Athletic Club Formal wearlrental Other administrative and professional offices Technology access center 1 18. T ele-commuting center . 19. T ele-marketing center B. Office, Warehouse and Light Manufacturing 1. Research and development laboratories and offices 2. Light manufacturing and processing that produce no noxious odors, hazardous materials or excessive noise: a. Blueprinting, printing, lithography b. Cosmetics compounding c. Electronic assembly d. Electronic component manufacturing e. Fabric assembly f. Glass assembly g. Garment manufacturing h. Instrument manufacturing 1. Jewelry manufacturing J. Machine shops k. Motion picture production 1. Musical instruments, games or toy manufacturing . m. Ornamental metal working n. Pharmaceuticals compol.lnding o. Plastics assembly p. Rubber assembling q. Sheet metal assembly or fabrication r. Sign manufacturing s. Solar equipment assembly or manufacturing t. Wood assembly (limited to finished products) 3. Broadcasting station or studio, excluding sending or receiving tower 4. Contractor, general or subcontractor 5. Wholesale or warehouse operations 6. Cellular communications facility; minor and major 7. Beverage bottling 8. Bulk cleaning and laundry, not including on-site processing . 9 Ceramics manufacturing z . 10. Cosmetics manufacturing 11. Equipment storage 12. Furniture manufacturing or refinishing 13. Ice plant 14. Pharmaceuticals manufacturing 15. Pottery manufacturing C. Other similar and compatible office,light industrial, and service commercial uses. III. CONDITIONAL USES: The following are Conditional Uses allowed in this district and shall be permitted only if approved by the Planning Commission or the Zoning Administrator pursuant to the City of Dublin Zoning Ordinance. A. Community, religious and charitable institutional facilities . B. Eating and drinking establishments C. In-patient and out-patient health facilities as licensed by the State Department of Health Services. D. Public facilities and uses E. Retail commercial establishments to serve site users F . Veterinary office G. Other conditional permitted uses which meet the intent of the zone shall be considered by the Planning Commission on a individual case basis H. Drive-through establishments (also drive-in) IV. DEVELOPMENT REGULATIONS: Development regulations for this district are intended to accommodate the uses allowed in this district: A. Minimum building site: ten thousand square feet. . B. Maximum site coverage: 40 percent. 3 C. Minimum setbacks: The minimum setbacks from the curb line for buildings, accessory . structures, parking areas, driveways, and loading areas shall be as follows: I. Along Gleason Drive: 2. Along Arnold Road: 3. Along Hacienda Drive: 4. Along south property line: 5. Between buildings: 20 feet 20 feet 35 feet I 0 feet Per Site Development Review D. Height of Buildings: Fifty feet. E. Floor Area Ratio: The FAR within this district shalrnot exceed .50. F. Parking and Loading: Adequate parking and loading shall be provided for the uses proposed in this district. The number, dimensions, configurations and other requirements for parking and loading spaces and access 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 generally as follows, unless otherwise specified in the Zoning Ordinance: I. Office or Retail One space for each 250 square feet . 2. Manufacturing, Warehouse or Industrial One space for each 1 000 square feet 3. Restaurant One space for each 60 square feet 4. Reciprocal Parking: Individual sites within the Santa Rita Business Center shall be eligible for shared parking as specified in the Zoning Ordinance. G. Motorcycle and Bicycle Facilities: Adequate motorcycle and bicycle facilities shall be provided for the uses proposed in this district. At a minimum, one bicycle space and one motorcycle space shall be provided for every 150 automobile spaces. These facilities shall provide for the convenient parking and locking of motorcycles and bicycles and shall be located near the front building entry. H. Business and Other Signs: Business and other signs are permitted subject to the City of Dublin Sign Ordinance. A Signage Master Program shall be submitted for City review as part of the Site Development Review process. . 4 . . . v. L Environmental Effects: No use shall be permitted in this district which is 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. J. 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. K. 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 eCC & R's) approved by the City. 1. Site Development Review: Any structure, parking-area, landscaping, lighting and signage shall be subject to Site Development Review and these guidelines unless zoning approval is granted upon the determination that the construction constitutes a minor proj ect and that the Building Permit plans are in accordance with the intent and objectives of the Site Development Review procedures. DESIGN GUIDELINES A. Site Development Review: Site development for the Santa Rita Business Center 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: I. Statement of the site development concept which defines an attractive and harmonious development theme for site planning, architecture and landscape archi tecture; 2. Site development plan, including calculations of percent coverage by type of use; 3. Architectural plans, sections and elevations; 4. Circulation Plan, for automobiles, parking, trucks, truck loading spaces, pedestrians and bicycles, including curb radii and truck maneuvering templates; 5. 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; 6. Grading plan; 7. Lighting Master Plan, including a description of the location and types of fixtures; 5 8. Signage Master Plan, including the specifications for each type of sign. . 9. A Development Schedule showing date of commencement, annual accomplishments, completion of construction and occupancy dates. B. 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. 1. Wherever possible, buildings should be sited in relation to each other to create a system of semi-enclosed and usable outdoor areas. 2. Buildings should be located so that the builClings and landscaped areas, not parking areas, create the dominant positive impression of site character from the surrounding streets. 3. Setback variations among buildings along a street are required. No two neighboring buildings shall have the same setback for more than 40% of their frontages. I I: I!~ '--------J ' , , I I . . I I L--& __ , : i ===~ ~ i c:j ~ ~ 'I i ~ I . . : II a. Architectural projections (such as eaves, columns or 'I arcades) may encroach not more than forty (40) percent into the setback. ~ I I ' ~ ~ i~ 3 4. Exceptions to the stated i : setback requirements are: ~ ' ' I' . " ! II i '.. b. Freestanding signage as defined in the Master Signage Program. 5. Front and side yard setbacks shall be fully landscaped. 6. Major access points shall be oriented to attractive features of buildings or open space. 7. The site shall be designed to institute Best Management Practices for 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 . 6 . . . maintained at all times. Drainage outlets shall include a sign reading "No Dumping/ Flows into the Bay". 8. TrashlRecycling 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. Locating enclosures adjacent to landscape area is encouraged to provide natural screening of the solid enclosure and to soften the monumentality of the screening material. 9. Roof Heights: Articulation of roof heights is encouraged. Long, continuous runs of a single roof height should not be used. Single story roof elements should be used with office uses wherever possible. 10. Location ofIndustrial Uses: The project site is across Hacienda Drive from an area where the designated land use is medium high density residential. Therefore, industrial uses are encouraged to locate as close as possible to Arnold Drive and to take primary truck vehicular access from that thoroughfare. c. Open Space and Landscapimz: A minimum of fifteen percent (15%) of the gross site area shall be provided in open space. Open space shall include landscaping in entries, plazas/courtyards, parking areas, front and side yard setbacks and other similar uses, wherein a minimum of eight percent (8%) shall be in the parking area. 1. A common landscape theme and common palette of landscape materials shall be used throughout the site. 2. All landscaped areas shall be continuously maintained. 3. Landscape design and maintenance should respond to prevailing water conservation policies. The majority ofthe plant materials shall be well suited to the climate of the region and shall require minimum water. 4. 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 considerations, and to create distinctive outdoor places. The scale of these areas should be pedestrian-friendly and attractive to encourage use. 7 5. Pedestrian Walkways: Walkways internal to the site shall be distinguished with . special paving, except in parking areas where walkways ~~...."J~ shall at least be striped to create a safer pedestrian ~ environment. All walkways shall be a minimum of five ~ ~8 (5) feet in width. Adjacent to parking areas, a minimum ~O 0 0 of 4' clear distance shall be maintained for walkway~ I I I I ~I , ---...J I I G ~ ~ between the car overhang and the edge of the walkway. ~: . Parking Areas: These standards regulate the provision of ;Q off-street parking spaces for the automobiles oftenants of the premises and for their clients, customers, employees and callers. They are required to remain accessible for these purposes continuously. The number and dimension of parking stalls shall be governed by the City of Dublin Zoning Ordthance. Each unenclosed parking facility shall include a perimeter landscaped strip, landscaped islands and tree planters. 6. a. The landscaped strips shall be: (1) at least 20 feet wide between the parking area and the property line along public right-of-way, except along Hacienda Drive where the setback shall be 35 feet. (2) at least 16 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 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) At entries, sidewalks shall be incorporated into the landscaped strip. A minimum of 4 feet clear width shall be maintained for any sidewalk. (6) 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. . 8 . A minimum of one (1) parking lot tree shall be planted for every six parking spaces. Trees shall be distributed throughout the parking area, shall be of a variety that offers a substantiall I I - !it1J: , I: i (l'" : i (+--:\ . shade canopy when mature and It, '~J) I: ; \;,) i I ~ . <-.J . shall be a minimum IS-gallon size when planted. Tree planters I I (~'J' . """'" -----. ~.. I I ,[.:1.: I ~ !I Zr:-'.~ shall have standard six-inch.l ~ .: I! oJ i t i ~ curbs on all sides and shall have good surface drainage. Trees shall be planted as part of the construction process for the parking area. b. c. 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 six parking spaces in a single row. D. Circulation: Access and on-site circulation should allow the movement of vehicles, bicycles and pedestrians in a safe, efficient and logical manner. 1. Entryways: Attractive entryways shall be provided to individual parcels for automobiles and pedestrians. . . a. Parcel entries should be oriented toward i internal or external open space, landscape ---1:~ or architectural features. b. Access drives shall be located to orient visitors to the building entries, wherever feasible. c. Access drives shall be designed with adjacent lots to provide sufficient I' I automobile stacking during peak periods of~ . I" use. ' '. I I] I I, d. Access drives shall have minimum curb ; , radii of 20 feet. 9 :=I *' .\ ~~( ; ;,.;" ;"~~--:"'~--<:55> :=J ~ :: :::. .':'j '" ~~-U1 =f:iT. . \ ~- ;, .. . ! I. I ------;' .. e. Distinctive landscape materials and focal elements shall be used at each . major entry. f. A pedestrian walkway shall link the public sidewalk on each frontage with on-site pedestrian circulation routes. IE liy!i!\b)i.::rl)!111 ~Od em r:l~'i',!I'iln =:".~ar"lol'! . I' I I . -;;J.--S."" . , , . ,'-- c::::J _ Qil:10111:OI! ~ I G t= L 2. 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. E. Architectural Design: An overall architectural theme is to be established for the entire site. The predominant building material shall be concrete. I. 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, uninterrupted walls. Vertical elements shall be introduced as necessary to break long building walls and introduce interruptions for . shade and shadow effect. Vertical elements shall be placed no less than 50' apart unless waived during site development review. 2. 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. 3. Entries: Distinctive materials shall be used in the design of entry areas to highlight these areas. 4. Distinctive roof lines shall be introduced at building entries and at the building comers at the Hacienda and Gleason intersection and the Gleason and Arnold intersection. Rooftop mechanical equipment shall be screened from view. s. Accessory structures are not encouraged. If proposed, individual cases will be subject to SDR review for impacts to parking, landscaping and setbacks. Such Accessory structures shall be constructed with the same materials and details as the primary structures. . 10 . . . '. 6. 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 architecturally treated to resemble the side or front of the same building. 7. Outdoor Storage: Outdoor storage of materials is specifically prohibited. F. Lighting: Lighting shall conform with the City of Dublin standards and shall complement the site architectural theme. 1. Pedestrian walkways, entry areas, courtyards and plazas should be lighted to provide a sense of personal safety for pedesfi'ians and to minimize shadows. 2. Interior private streets, driveways and parking areas shall be lighted with 20-30 foot high fixtures of a consistent character and quality and shall meet at least the City's minimum footcandle lighting standards for public streets. 3. All lighting shall be shielded in a manner that prevents visibility of the light source and that minimizes glare and light spillover beyond the perimeter of the development. G. SignaQe: A clear, hierarchically organized system of signage shall be provided to orient users to various destinations. All signs are to confonn to the City of Dublin Sign Ordinance and are to be of a unifonn style throughoutthe site. The signage elements shall complement the site architectural theme. H. Utilities: Padmounted transfonners, 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 pennit. 11 r-'--' ACCtSS I . j)~ LEF'T J1\/OIJT -~ A --- I ~ '" - --- A ALLO WED J. l '-- -=.., ~ "----'----' LEF'T I!\/OCT ~ ALLOWED ~ il~ ~ / i: \ (~\ :~I '~I \ '--- --' / POSSIBLE 1\EIGI-IBORI1\G ACCESS/EXIT I i\OTE: I' PERI~IETER BOlKDRY PLA1\TJ1\G TO BE Dr:TER\1INED AT SITE DEVELOP),fE1\T I' RI::\'IE\\' (SDR) ~ I i \~ ArtNOLD RIGHT IN/ OUT ONLY m I [f'; I I w I r r I >- I rj] I I 0 I z f*\ I f-.; ,...; L ....., ~"..;- ---.J '" r--- - -----r - I I I I I I L < EXI-IIBIT ~ W RIGHT 11\/ OUT Ony ..... r , Z f. ~ .... o c.. ~ 12 ':"\ " . ~ . . . ORDINANCE NO. AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING ORDINANCE TO PERMIT THE REZONING OF PROPERTY LOCATED AT THE SOUTHWEST CORNER OF GLEASON ROAD AND HACIENDA DRIVE IN THE EASTERN DUBLIN SPECIFIC PLANNING AREA (APN: 946-15-1-4(por)) ------------------------------------------------------------------------------------------------ The City Council of the City of Dublin does ordain as follows: Section 1 Chapter 2 of Title 8 ofthe Dublin Ordinance Code is hereby amended in the following manner: Approximately 25 acres generally located at the southwest comer of Gleason Road and Hacienda Drive in the Eastern Dublin Specific Planning area, more specifically described as Assessor's Parcel Number 946w15-Iw4(por) are hereby rezoned from a Planned Development to a Planned Development Industrial/Office as shown and described on the application for a Planned Development Rezone and on Exhibit A (Resolution No,_ Approving and Establishing Findings, General Provisions and Conditions of Approval), exhibit to the Staff Report dated December 17,1996, to the City Council, on file with the City of Dublin Department of Community Development, and 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: ~ L D II o r: I- { t) l- t) .~ Ul Ul ~ Gle=:SQi, Diive lJ t) G (i ~ > T I D ,- e-.......:-' ;:::::.........kvv-y ....... tllll...,l _I I - tJ '"tl r: aJ U tJ I D:..:::.ii:'i SQ;.Jlev=,::: I ) ~r-- 1-.550 ( EXHIBIT 2 Section 2 This ordinance shall take effect and be enforced thirty (30) days from 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 7th day of January, 1997, by the following votes: AYES: NOES: ABSENT: ABSTAIN : Mayor ATTEST: City Clerk G:\P A96-020\ORD <; . . .