HomeMy WebLinkAboutItem 6.4 Amendments Grafton Plaza and NielsonG~~~ OF DU~~y
~
~9~~;~~$z STAFF REPORT C I T Y C L E R K
~`` ~ ~ DUBLIN CITY COUNCIL File # ^[~]00-0~
~4LIFOR~~
~/O r~~
DATE: May 18, 2010
TO: Honorable Mayor and City Councilmembers
FROM: Joni Pattillo, City Manager
SUBJE . PA 07-006 Grafton Plaza and PA 07-057 Nielsen Property Residential Project:
General Plan and Eastern Dublin Specific Plan Amendments
Prepared By: Martha Aja, Environmental Specialist, Mike Porto, Consulting
Planner and Kristi Bascom, Consulting Planner
EXECUTIVE SUMMARY:
The proposed Grafton Plaza General Plan and Eastern Dublin Specific Plan amendments
would modify the existing land use designations from Campus Office to a new Mixed Use
2/Campus Office flexible land use designation.
The proposed Nielsen Property General Plan and Eastern Dublin Specific Plan amendments
would modify the existing land use designation from Rural Residential/Agricultural to Single
Family Residential and allow a reduction in the width of on-site streets.
FINANCIAL IMPACT:
None.
RECOMMENDATION:
Staff recommends that the City Council (1) Receive Staff presentation; (2) Open the Public
Hearing; (3) Take testimony from the Applicants and the Public; (4) Close the Public Hearing
and deliberate; and (5) Adopt a Resolution approving amendments to the General Plan and
Eastern Dublin Specific Plan for Grafton Plaza (PA 07-006) and the Nielsen Property
Residential Project (PA 07-057).
~~ ~
Submitted By Revi wed B:
Community Development Director Assistant anager
Page 1 of 9 ITEM NO. • j"~`
G:IPA#12007107-006 The P/aza1CC Mtg 5.18.901CCSR Grafton-Nielsen GPA 05 18 10 Finalcf.doc ~~'
~
DESCRIPTION:
Background:
Grafton Plaza
The Grafton Plaza project site is located on 25.33 acres generally located south of Dublin
Boulevard and east of Tassajara Road (see vicinity map below).
The Grafton Plaza project includes a request for approval of General Plan and Eastern Dublin
Specific Plan Amendments to re-designate the site from Campus Office to a new flex land use
designation, Mixed Use 2/Campus Office. Additionally, the Applicant requests approval to
amend the Stage 1 Development Plan. The proposed PD zoning would allow for two
development options, which include a mixed-use project or a campus office project.
Nielsen Property Residential Proiect
The Nielsen property is 10.9 acres in size and is located within the Eastern Dublin Specific Plan
area (see vicinity map below).
The Nielsen Property Residential Project includes a request for a General Plan Amendment,
Eastern Dublin Specific Plan Amendment, and a Planned Development Rezone with a related
Stage 1 Development Plan Amendment and Stage 2 Development Plan. The Applicant is also
requesting certification of the Final Supplemental Environmental Impact Report (FSEIR) for the
project.
C
General Plan and Eastern Dublin Specific Plan Amendments
State Law limits General Plan amendments to four per General Plan Element per calendar year.
This is the second amendment to the City's Land Use Element, as the City Council approved a
General Plan amendment to designate the westernmost and easternmost portions of the
vacated right-of-way of Scarlett Court as Business Park/Industrial and Outdoor Storage on April
Page 2 of 9
20, 2010. In order to avoid amendments in excess of the number permitted by State law,
General Plan amendments for specific projects can be grouped together and adopted by one
resolution. Therefore, the proposed General Plan Amendments for the Grafton Plaza Project
and the Nielsen Property Residential Project have been grouped together to be heard on the
same agenda and approved with one action (Resolution). The companion approvals
associated with Grafton Plaza and the Nielsen Residential Project will be heard as separate
agenda items at the May 18, 2010 City Council meeting and will not become effective until the
General Plan Amendments are approved and effective.
Specific Plan amendments are not limited to four per year; however, the proposed amendments
have been grouped together with their companion General Plan Amendments.
Please refer to the separate Staff Reports for the Grafton Plaza Project and Nielsen Property
Residential Project for a complete discussion of the proposed projects and related entitlements.
ANALYSIS:
Grafton Plaza
The Applicant is requesting approval of General Plan and Eastern Dublin Specific Plan
Amendments to re-designate the site from Campus Office to a new flexible land use
designation: Mixed Use 2/Campus Office. This land use designation - in combination with a
Planned Development Rezone - would allow for two development options: a mixed-use project
or a campus office project. The proposed amendment would also create a new Specific Plan
subarea (Grafton Plaza).
The proposed General Plan and Eastern Dublin Specific Plan Mixed Use 2/Campus Office land
use designation is proposed as follows:
This designation provides for a mix of uses including residential, live-work and
shopkeeper units, and non-residential uses such as office, retail, restaurants,
hotel and entertainment facilities or Campus Office uses consistent with the
Campus Office land use designation. The floor area ratio applies to both
development options (Mixed Use 2 and Campus Office) and is for the combined
commercial and residential uses, if residential uses are incorporated, or for
commercial uses if commercial is used exclusively. The residential component
shall not exceed 50% of the development square footage. Gas stations are not
permitted.
The combined Mixed Use 2/Campus Office designation does not currently exist and would be
added to the General Plan and Eastern Dublin Specific Plan. The Mixed Use 2/Campus Office
flex land use designation gives the Applicant the opportunity to develop the 25.33 acre site with
a project that includes uses that are consistent with the either a Mixed-Use 2 land designation
or the Campus Office land use designation. In both instances, the maximum amount of
development on the site would not exceed 496,519 square feet, as approved in 2000.
Residential uses, including shopkeeper and live-work, are only allowed under the Mixed Use 2
designation and could comprise up to 50% of the floor area ratio (FAR) for the project site
(248,259 square feet).
The General Plan and Eastern Dublin Specific Plan Campus Office land use designation
currently allows for mixed-use developments with up to 50% residential under special
circumstances (e.g. where a mixed-use development would decrease potential peak-hour traffic
Page 3 of 9
generation, meet a specific housing need, encourage pedestrian access to employment and
shopping or create an attractive, socially-interactive neighborhood environment).
The Applicant also proposes to redefine the Eastern Dublin Specific Plan subarea for the
project site from Tassajara Gateway to a new "Grafton Plaza" subarea. The land use concept of
the Tassajara Gateway encourages development of uses that will benefit from their location at
the area's two major east-west travel corridors (Interstate 580 and Dublin Boulevard) with the
major north-south corridor (Tassajara Road). The project site is approximately 2,000 feet east
of the Tassajara intersection and therefore it is appropriate to remove the project site from the
Tassajara Gateway subarea.
The goal of the Grafton Plaza subarea is to develop a circulation pattern that promotes and
accommodates the pedestrian while maintaining adequate vehicular circulation, promotes a
lively and vital retail venue, and provides an inviting sense of place. The Grafton Plaza subarea
builds off of the adjacent projects (Promenade and Grafton Station) to establish a residential,
commercial and hospitality destination. The proposed Grafton Plaza Subarea is shown below
and identified with a "K".
Prop~se~
Fig~t'~ ~4.~
P~ann~ng 5~ab~r~~s
r'~ T~swaj~r~ ~i~1~+v~'y
~ T~wr~ ~'~sr~ir!r . G~'ra~:-::scr.-3d
t,,. Tntti•n C~~ni~~ - ~:~:.ge~~:raY.i:t3i
L Fa~'•tre€s~tcvr~~~
~. ~~1inn'vilB.xtc~k+C~r,~rlc~e
F 7a~saj:~r~'J~IIa~~ ,=:~rrr
c rd~~+,~:~ ~~~ .,~~•-,_,~~~
~ E.G`iAiif}f ~.x~f7~"tif
~ ~~r:,V~,l~t"n'~~~.ei ~~~€:Vla~
J ~T~4E8YYSIf f~~E1E~f
it C:~~t~cn P9'~a2a
The request includes related amendments to various figures, texts and tables in the General
Plan and Eastern Dublin Specific Plan to ensure consistency throughout the documents. The
following is a summary of the proposed amendments for the Grafton Plaza Project.
Table 2.1 of the General Plan in addition to Table 4.1 of the Eastern Dublin Specific Plan would
be amended as follows:
o Add 25.33 acres of Mixed Use 2/Campus Office;
o Add 496,519 SF and 260 SF/employee;
o Remove 25.33 acres & 496,519 SF of Campus Office & adjust jobs column accordingly;
and
o Add footnote regarding how the chart will be amended if the project develops as a mixed
use project with residential units.
Table 4.2 of the Eastern Dublin Specific Plan would be amended as follows:
o Add .497 MSF for Mixed Use 2/Campus Office and adjust jobs column & population
column accordingly;
Page 4 of 9
o Remove .497 MSF from Campus Office and adjust jobs column & population column
accordingly; and
o Add a footnote regarding how the chart will be amended if the project develops as a
mixed use project with residential units.
Table 4.3 of the Eastern Dublin Specific Plan would be amended as follows:
o Add a footnote regarding how the chart will be amended if the project develops as a
mixed use project with residential units.
Table 4.4 of the Eastern Dublin Specific Plan would be amended as follows:
o Remove 25.33 acres from Campus Office and adjust development potential square
footage.
Add new text and Table (Table 4.14) to the Eastern Dublin Specific Plan to identify the new
Grafton Plaza subarea.
Appendix 2 of the Eastern Dublin Specific Plan would be amended to include the Mixed Use
2/Campus Office land use designation, which includes a list of anticipated uses.
Appendix 3 of the Eastern Dublin Specific Plan would be amended as follows:
o Remove 25.33 acres & 496,519 SF of Campus Office from the Tassajara Gateway; and
o Add new subarea (Grafton Plaza) to the table.
Appendix 4 of the Eastern Dublin Specific Plan would be amended as follows:
o Revise #19 (Pao Lin Areas F, G& H) land use summary by removing 25.33 acres &
496,519 SF of Campus Office.
o Add 25.33 acres to Mixed Use 2/Campus Office with 496,519 SF.
o Add a footnote regarding how the chart will be amended if the project develops as a
mixed use project with residential units.
Nielsen Property Residential Project
The Applicant is requesting approval of General Plan and Eastern Dublin Specific Plan
Amendments to modify the land use designation from Rural Residential/Agriculture (1 unit/100
acres) to Single Family Residential (0.9 to 6.0 units/acre) and to reduce the width of on-site
streets.
The request includes amendments to various figures, texts and tables in the General Plan and
Eastern Dublin Specific Plan to ensure consistency throughout the documents. The following is
a list of the proposed amendments for the Nielsen Property Residential Project.
Proposed General Plan Amendments:
Figure 1-1a: Land Use Map
Update map to change the Nielsen Property land use designation from Rural
Residential/Agriculture to Single Family Residential.
Page 5 of 9
Figure 1-2: Dublin Genera/ Plan Eastern Extended Planning Area
Update map to change the Nielsen Property land use designation from Rural
Residential/Agriculture to Single Family Residential.
Chapter 2, Table 2.1
Amend Table 2.1 by removing 10.9 gross acres from Rural Residential and add 10.9 gross
acres to Single Family. Remove 1 unit from Rural Residential and add 36 units to Single
Family. Adjust totals accordingly.
Section 5.1.1
6. RESIDENTIAL STREETS
Curb to Curb 36' (32' single loaded). 29' single-loaded permitted with Planned
Development zoning.
Right-of-way 46'. 45' double-loaded or 34' single-loaded permitted with Planned
Development zoning.
Sidewalk 5'. 4.5' where houses front on street permitted with Planned Development
zoning.
7. CUL-DE-SACS
Curb to curb 36'. 29' single-loaded permitted with Planned Development zoning.
Right-of-way 46'. 45' double-loaded or 34' single-loaded permitted with Planned
Development zoning.
Sidewalk 5'. 4.5' where houses front on street permitted with Planned Development
zoning.
Appendix A
Add this project to list of amendments and approvals:
Nielsen Property, Resolution No., Date Adopted and GP updated.
Proposed Eastern Dublin Specific Plan Amendments:
Table 4.1
Amend Table 4.1 by removing 10.9 gross acres from Rural Residential and add 10.9 gross
acres to Single Family. Remove 1 unit from Rural Residential and add 36 units to Single
Family and adjust totals accordingly.
Table 4.2
Amend Table 4.2 by removing 1 unit from Rural Residential and add 36 units to Single
Family and adjust population numbers accordingly.
Table 4.3
Amend Table 4.3 by removing 1 unit from Rural Residential and add 36 units to Single
Family and adjust population numbers accordingly.
Table 4.10
Amend Table 4.10 by removing 10.9 gross acres from Rural Residential and add 10.9 gross
acres to Single Family. Remove 1 unit from Rural Residential and add 36 units to Single
Family adjust totals accordingly.
Page 6 of 9
Figure 4.1
Update map to change Nielsen Property land use designation from Rural
Residential/Agriculture to Single Family Residential.
Figure 6.1
Update map to change Nielsen Property land use designation from Rural
Residential/Agriculture to Single Family Residential.
APPENDIX 3
Amend Appendix 3 by removing 10.9 gross acres from Rural Residential and add 10.9 gross
acres to Single Family. Remove 1 unit from Rural Residential and add 36 units to Single
Family adjust totals accordingly.
APPENDIX 4: ,
Amend Appendix 4 by changing #9 Owners Name to Nielsen. Change Land Use Category
from Rural Residential/Agriculture to Single Family Residential, change Acres from 10.0 to
10.9, and change Density from .01 to 3.3 and units from 1 to 36.
A Resolution approving amendments to the General Plan and Eastern Dublin Specific Plan for
both Grafton Plaza (PA 07-006) and the Nielsen Property Residential Project (PA 07-057) is
included as Attachment 1 to this Staff Report.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
In accordance with State law, a public notice was published in the Valley Times and posted at
several locations throughout the City. A notice of this hearing was mailed to those requesting
such notice 10 days before the hearing and property owners and residents within 300' of the
project sites. As noted in the other Grafton Plaza Staff Report, a notice was sent to an
expanded area and an interested parties list. The Staff Report and attachments were made
available for public review prior to the public hearing.
ENVIRONMENTAL REVIEW:
On May 10, 1993, the Dublin City Council adopted Resolution No. 51-93, certifying an
Environmental Impact Report (EIR) for the Eastern Dublin General Plan Amendment and
Eastern Dublin Specific Plan (Eastern Dublin EIR, SCH #91103064). The certified EIR
consisted of a Draft EIR and Responses to Comments bound volumes, as well as an
Addendum dated May 4, 1993, assessing a reduced development alternative. The City Council
adopted Resolution No. 53-93 approving a General Plan Amendment and a Specific Plan for
the reduced area alternative on May 10, 1993. On August 22, 1994, the City Council adopted a
second Addendum updating wastewater disposal plans for Eastern Dublin. For identified
impacts that could not be mitigated to a less than significant level, the City Council adopted a
Statement of Overriding Considerations for cumulative traffic, extension of certain community
facilities (natural gas, electric and telephone service), regional air quality, noise, and other
impacts.
The Eastern Dublin Specific Plan was adopted by the City to eneourage orderly growth of the
Eastern Dublin area. Because the Eastern Dublin project proposed urbanization of the almost
completely undeveloped Eastern Dublin area, the Eastern Dublin EIR also analyzed conversion
of agricultural and open space lands to urban uses. These impacts, together with visual and
other impacts from urbanization, were also determined to be significant and unavoidable.
Where the Eastern Dublin EIR identified impacts that could be mitigated, the previously adopted
Page 7 of 9
mitigation measures continue to apply to implementing projects such as Grafton Plaza and the
Nielsen Property Residential Project, as appropriate.
The Eastern Dublin EIR was a Program EIR and evaluated the potential environmental effects
of urbanizing Eastern Dublin over a 20 to 30 year period. As such, the Eastern Dublin EIR
addressed the cumulative effects of developing in agricultural and open space areas and the
basic policy considerations accompanying the change in character from undeveloped to
developed lands. Since certification of the EIR, many implementing projects such as Wallis
Ranch (Dublin Ranch West), Fallon Crossing, Vargas, Silvera Ranch, Dublin Ranch, and Fallon
Village have been approved, relying on the Program EIR.
Grafton Plaza
In February 2000, the City Council approved an Initial Study/Mitigated Negative Declaration
(MND) for a General Plan Amendment, Eastern Dublin Specific Plan Amendment and Stage 1
Planned Development Rezone for Area H, of which Grafton Plaza is a part. The City, as the
Lead Agency, prepared an Initial Study to determine whether there would be significant
environmental impacts occurring as a result of the Grafton Plaza project beyond or different
from those already addressed in the Eastern Dublin EIR and 2000 MND. Based on the Grafton
Plaza project description, the Initial Study determined that the project could result in additional
significant, but mitigatable, site-specific impacts. Therefore, a Mitigated Negative Declaration
(MND) was prepared in accordance with CEQA Guidelines sections 15162/3. The project
assessed in this MND includes, amendments to the General Plan and Eastern Dublin Specific
Plan (including revised land uses), and rezoning to Planned Development (PD), with the related
Stage 1 Development Plan.
A Mitigated Negative Declaration was prepared for the project and circulated for public review
from January 8, 2010 to February 8, 2010. During the public review period, the City received 11
comment letters. Although not required by CEQA, the City prepared responses to the various
comment letters, providing the City's good faith and reasoned analysis as to the environmental
issues raised in the comments.
The City Council is considering a Resolution to adopt the Mitigated Negative Declaration for
Grafton Plaza as a separate item to be heard on the same agenda.
Nielsen Property Residential Proiect
The City, as the Lead Agency, prepared an Initial Study to determine whether there would be
significant environmental impacts occurring as a result of the Nielsen project beyond or different
from those already addressed in the Eastern Dublin EIR. Based on the project description, the
Initial Study determined that although many of the anticipated impacts had been adequately
addressed, the project could result in additional significant site-specific impacts. Therefore, a
Supplemental Environmental Impact Report (SEIR) was prepared in accordance with California
Environmental Quality Act (CEQA) laws and regulations. The project assessed in the SEIR
included amendments to the General Plan and Eastern Dublin Specific Plan (including revised
land uses), a Stage 1 Planned Development Amendment and Stage 2 Planned Development
Rezone, and Vesting Tentative Subdivision Map.
The SEIR was prepared for the project and circulated for public review from February 2, 2009 to
March 25, 2009. In compliance with CEQA, the City prepared responses to the various
comment letters, which are contained in the Final SEIR.
Page 8 of 9
The City Council is considering a Resolution to certify the Final Supplemental Environmental
Impact Report and adopt environmental findings under CEQA for the Nielsen Property
Residential Project as a separate item to be heard on the same agenda.
PLANNING COMMISSION ACTIONS:
Grafton Plaza
The Planning Commission reviewed the Grafton Plaza project at a public hearing on April 13,
2010. The Commission deliberated and approved Resolution 10-16, recommending that the
City Council adopt a Resolution amending the General Plan and Eastern Dublin Specific Plan
for the Grafton Plaza Project (Attachment 2);
For reference purposes, the Planning Commission Staff Report, Resolutions, and draft minutes
for the April 13, 2010 Planning Commission meeting are included with the Grafton Plaza
Planned Development Rezone Staff Report (a separate agenda item).
Nielsen Propertv Residential Project
The Planning Commission reviewed the Nielsen project at a public hearing on April 27, 2010.
The Commission deliberated and approved Resolution 10-19, recommending that the City
Council adopt a Resolution amending the General Plan and the Eastern Dublin Specific Plan for
the Nielsen Property (Attachment 3);
For reference purposes, the Planning Commission Staff Report, Resolutions, and draft minutes
for the April 27, 2010 Planning Commission meeting are included with the Nielsen Property
Residential Project Planned Development Rezone Staff Report (a separate agenda item).
CONCLUSION:
Approval of amendments to the General Plan and Eastern Dublin Specific Plan would allow the
future development of the Grafton Plaza site under one of two options: either a mixed use
development with up to 50% of the development consisting of residential uses, or a campus
office development. Approval of amendments to the General Plan and Eastern Dublin Specific
Plan would allow the future development of up to 36 residential units and related infrastructure
on the Nielsen Property.
ATTACHMENTS: 1. Resolution approving amendments to the General Plan and
Eastern Dublin Specific Plan for Grafton Plaza (PA 07-006) and
the Nielsen Property Residential Project (PA 07-057)
2. Planning Commission Resolution 10-16 recommending that the
City Council adopt a Resolution amending the General Plan
and the Eastern Dublin Specific Plan to change Grafton Plaza
from Campus Office to a new Mixed Use 2/Campus Office flex
land use.
3. Planning Commission Resolution 10-19 recommending that the
City Council adopt a Resolution amending the General Plan
and the Eastern Dublin Specific Plan for the Nielsen Property
Page 9 of 9
/~ ~~
RESOLUTION NO. XX-10
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING AMENDMENTS TO THE GENERAL PLAN AND EASTERN DUBLIN SPECIFIC
PLAN FOR GRAFTON PLAZA (PA 07-006) AND THE NIELSEN PROPERTY RESIDENTIAL
PROJECT (PA 07-057)
WHEREAS, the Grafton Piaza Applicant, Stanforth Holding Company, LLC, submitted
applications for a 496,519 square foot project on approximately 25.33 acres between I-580 and
Dublin Boulevard, east of Grafton Street. The Grafton Plaza project proposes future
development of either Campus Office uses, or of a mixed use residential/retail and office project
with up to 50% residential uses. The Project includes applications for General Plan and Eastern
Dublin Specific Plan amendments to create a new "flex" designation of Mixed Use 2/Campus
Office, to create a new Grafton Plaza subarea in the Specific Plan, and to slightly expand the
mixed uses to include shopkeeper, live/work and other uses; a PD-Planned Development
rezoning and related Stage 1 Development Plan to allow future development under either the
Campus Office or residential mixed use options. The applications are collectively known as the
"Grafton Plaza project"; and
WHEREAS, Robert Nielsen submitted applications to permit the development of up to 36
residential units on approximately 10.9 acres at 6407 Tassajara Road. The Nielsen Property
Residential project includes applications for General Plan and Eastern Dublin Specific Plan
amendments to modify the land use designation from Rural Residential/ Agriculture to Single
Family Residential and to reduce the width of on-site streets; a Planned Development Rezone
with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan, and a
Vesting Tentative Subdivision Map. The applications are collectively known as the "Nielsen
Property Residential Project"; and
WHEREAS, the Grafton Plaza project site slopes gently from north to south. The
northerly portion of the site is vacant and has previously been graded and filled; the southerly
portion of the site is developed with a water quality basin; and
WHEREAS, the Nielsen Property Residential project site slopes dramatically from west to
east and is currently occupied by rural residential uses; and
WHEREAS, the General Plan and Eastern Dublin Specific Plan amendments for Grafton
Plaza would create a new Mixed Use 2/Campus Office land use designation and apply it to the
Grafton Plaza site. This flex-designation would allow the Project site to develop in the future as
a Campus Office project, or as a mixed use residential/office and retail project, generally
consistent with the development options in the current Campus Office land use designation.
The new designation slightly expands the permitted uses under the mixed use residential option
to allow shopkeeper, live/work and other uses. The Project would also amend the Eastern
Dublin Specific Plan to add a new Grafton Plaza subarea; and
WHEREAS, the General Plan and Eastern Dublin Specific Plan amendments for the
Nielsen Property Residential Project would change the land use designations of the project site
from Rural Residential/Agricultural to Single Family Residential, allowing for the development of
~ ~tem !o •y 5=/B- -o
ATTACHMENT 1
~~~~
up to 6.0 units per gross acre instead of 1 unit per 100 gross acres and allow the reduction in
width of on-site streets; and
WHEREAS, consistent with Government Code section 65352.3, the City obtained a
contact list of local Native American tribes from the Native American Heritage Commission and
notified the tribes of the opportunity to consult with the City on the proposed General Plan and
Specific Plan amendments for both Grafton Plaza and the Nielsen Property Residential Project.
None of the contacted tribes requested a consultation within the 90-day statutory consultation
period and no further action is required under section 65352.3; and
WHEREAS, the City prepared a Mitigated Negative Declaration dated December 2009
for the proposed Grafton Plaza Project, which reflected the City's independent judgment and
analysis of the potential environmental impacts of the Project beyond those analyzed in the
Eastern Dublin EIR and 2000 MND. The MND confirmed that many aspects of the Project were
within the scope of the Eastern Dublin program and that the certified Eastern Dublin EIR and
2000 MND adequately described these aspects of the Project for CEQA purposes; and
WHEREAS, on April 13, 2010, the Planning Commission adopted Resolution 10-15
recommending that the City Council adopt a Mitigated Negative Declaration for the Grafton
Plaza project, which resolution is incorporated herein by reference and available for review at
City Hall during normal business hours; and
WHEREAS, on April 13, 2010, the Planning Commission adopted Resolution 10-16
recommending that the City Council approve the proposed General Plan and Specific Plan
amendments for the Grafton Plaza project, which resolution is incorporated herein by reference
and available for review at City Hall during normal business hours; and
WHEREAS, the City prepared a Draft Supplemental Environmental Impact Report
(DSEIR) dated January 2009 for the proposed Nielsen Property Residential Project, which
reflected the City's independent judgment and analysis of the potential environmental impacts of
the Project beyond those analyzed in the Eastern Dublin EIR. The DSEIR confirmed that many
aspects of the Project were wifhin the scope of the Eastern Dublin program and that the certified
Eastern Dublin EIR adequately described these aspects of the Project for CEQA purposes; and
WHEREAS, comments received on the DSEIR for the Nielsen Property Residential
Project were reviewed and responded to, and the Final SEIR (FSEIR) was prepared; and
WHEREAS, on April 27, 2010, the Planning Commission ~adopted Resolution 10-18
recommending that the City Council certify the FSEIR for the Nielsen Property Residential
Project, which Resolution is incorporated herein by reference and available for review at City
Hall during normal business hours; and
WHEREAS, on April 27, 2010, the Planning Commission adopted Resolution 10-19
recommending that the City Council approve the proposed General Plan and Eastern Dublin
Specific Plan amendments for the Nielsen Property Residential Project, which resolution is
incorporated herein by reference and available for review at City Hall during normal business
hours; and
WHEREAS, a Staff Report, dated May 18, 2010 and incorporated herein by reference,
described and analyzed both the Grafton Plaza and Nielsen Property Residential projects,
2
.~ ~~ai
including the proposed amendments to the General Plan and Eastern Dublin Specific Plan, and
the Mitigated Negative Declaration (Grafton Plaza) and the Final Supplemental Environmental
Impact Report (Nielsen) for the City Council; and
WHEREAS, the City Council held a properly noticed public hearing on the projects,
including the proposed General Plan and Eastern Dublin Specific Plan amendments for both the
Grafton Plaza and Nielsen Property Residential Project, on May 18, 2010 at which time all
interested parties had the opportunity to be heard; and
WHEREAS, on May 18, 2010, the City Council adopted Resolution XX-10 adopting a
Mitigated Negative Declaration, Statement of Overriding Considerations and Mitigation
Monitoring and Reporting Program for Grafton Plaza; and
WHEREAS, the City Council considered the adopted Grafton Plaza Mitigated Negative
Declaration and prior environmental documents, and all above-referenced reports,
recommendations and testimony to evaluate the Grafton Plaza project; and
WHEREAS, on May 18, 2010, the City Council adopted Resolution XX-10 certifying the
Nielsen Project FSEIR, adopting environmental findings and adopting a Statement of Overriding
Considerations and Mitigation Monitoring and Reporting Program for the Nielsen Property
Residential Project; and
WHEREAS, the City Council considered the FSEIR, Statement of Overriding
Considerations, and prior related environmental documents, and all above-referenced reports,
recommendations, and testimony to evaluate the Nielsen Property Residential Project; and
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the City Council finds that the Grafton Plaza General
Plan and Eastern Dublin Specific Plan amendments, as set forth below, are in the public interest
and that the General Plan and Eastern Dublin Specific Plan as amended will remain internally
consistent; and
BE IT FURTHER RESOLVED that the City Council finds that the Nielsen Property
General Plan and Eastern Dublin Specific Plan amendments, as set forth below, are in the
public interest and that the General Plan and Eastern Dublin Specific Plan as amended will
remain internally consistent. Specifically, the Nielsen Property Residential Project is in
conformance with the following Eastern Dublin Specific Plan policies, which are especially
relevant to this project due to its Significant and Unavoidable Impacts to Visual Resources under
CEQA:
1. EDSP Policy 6-29: Development is not permitted on the main ridgeline that borders the
planning area to the north and east, but may be permitted on the foreground hills and
ridgelands. Minor interruptions of views of the main ridgeline by individual building
masses may be permissible in limited circumstances where all other remedies have been
exhausted. The Nielsen Project is in conformance with this policy in that the project is
outside the main ridgeline that borders the planning area to the north and east. The
Nielsen project has a small number of houses that will extend above the skyline when
viewed from certain sections of Tassajara Road, but the general shape of the landforms
3
~ ~~
~
will be maintained. Currently, the only portion of the "main ridgeline" visible from the
section of Tassajara Road near the project site is the main ridgeline to the north. The
"main ridgeline" is the ridgeline in the area along the north and east sides of the EDSP
planning area designated for no or minimal development. Currently, the terrain along
Tassajara Road near the project site obscures views of the main ridgeline to the east, so
development on the site would not interfere with any views of the main ridgeline. Views of
the main ridgeline to the north from the section of Tassajara Road near the project site
would not be affected by the project.
2. EDSP Policy 6-30: Structures built near designated scenic corridors shall be located so
that views of the back-drop ridge are generally maintained when viewed from the scenic
corridors. The Nielsen Project is in conformance with this policy in that the project has a
small number of houses that will extend above the skyline when viewed from certain
sections of Tassajara Road, but the general shape of the landforms will be maintained. In
addition, the houses will not interFere with views of the "back-drop ridge," because the
back-drop ridge is not visible from this section of Tassajara Road. The topography of the
site blocks the views of the ridge from this vantage point.
3. EDSP Policy 6-31: High quality design and visual character will be required for all
development visible from designated scenic corridors. The Nielsen Project is in
conformance with this policy in that the Stage 2 Development Plan includes architectural,
landscaping, and grading features and standards that will achieve a high quality of design
and maintain an attractive view of the project site from Tassajara Road, a designated
scenic corridor.
4. EDSP Policy 6-33: Site grading and access roads shall maintain the natural appearance
of upper ridgelands or foreground hills within the view shed of travelers along /-580,
Tassajara Road, and the future extension of Fallon Road. Streets should be aligned to
follow the natural contours of the hillsides. Straight linear rows of streefs across the face
of hillsides shall be avoided. The Nielsen Project is in conformance with this policy in that
the grading for the project will maintain the overall natural contour of the site, with home
sites being graded individually. Streets within the project will follow the contour of the
hillsides: Street A will follow the contour of the west-facing slope of the project site, and
Street B will minimize the gradient by winding around the project site to reach the top of
the knoll, as the existing driveway serving the property does today.
5. EDSP Policy 6-34: Alterations of existing natural contours shall be minimized. Grading
shall maintain the natural topographic contours as much as possible. Grading beyond
actual development areas shall be for remedial purposes only. The Nielsen Project is in
conformance with this policy in that grading for the Nielsen project would be limited to
approximately 8 feet of cut on 14 lots within areas designated "Visually Sensitive
Ridgelands/Restricted Development". Grading for the Nielsen Project will maintain the
overall natural contour of the site, with home sites being graded individually.
6. EDSP Policy 6-35: Extensive areas of flat grading are not appropriate in hillside areas
and should be avoided, building pads should be graded individually or stepped whenever
possible. The Nielsen Project is in conformance with this policy in that each building pad
on the Nielsen Property is stepped from the pad next to it and each pad will be graded
individually.
4
5~ a r
7. EDSP Policy 6-36: Building design shall conform to the natural land form as much as
possible. Techniques such as multi-level foundations, to avoid a monotonous or linear
appearance should be used. In areas of steep topography, structures should be sited
near the street to minimize required grading. The Nielsen Project is in conformance with
this policy in that the project proposes stepped pads (10-foot stepped foundations).
BE IT FURTHER RESOLVED that the City Council hereby approves the following
amendments to the General Plan and Eastern Dublin Specific Plan for the Grafton Plaza and
Nielsen Property Residential projects.
General Plan Amendments:
Amend Figure 1-1 a as shown below (includes both Grafton Plaza and Nielsen amendments)
~~`f `~, D U B L t N G E N E
(~ L A N D U 5 E
: z.J",:
~ :r:~
ti' ~ 'N~tcn EK[c~Mea Wartnmp Aera ~ .
~
~~ ~
R A L P L A N ~Figure I-ta~
j~,~ p p as amended through FeAruary 12, 2008
qe~mec AWV 2ooe
aerisee AprA 2oto
# ... ....~....~.~'-
t'u~45em`~NKt~ ~ ~e Cann~¢rca~/mUususat Resamval Poam~~g Arca tarws
... w, ^
.
,: a wg~.~ c~.,e.xr-~.~,~av
ce.
i ~~a~ct
Ru~I~Reswn~•'hgrkvlur~lunYpntGOCeoss ~a...ro s~ro+r
~csies~YJia,¢si ~FastRnfMn+Aee A2a
- n
n
. ....» ...,
.,
`
n.~vrwxpemw~
~ *oiq.^cn~c...fw~.u~w...
R
esmraeuueru~roa aecWaJ
~'*vwn*7'~sir^uyN1-leaw~ecl .~..r
..,~n
~.~+w~w~.
----1VCnrnE~anEeOq~rri'WAm~Bp/qaY
••.
=.;..
~
~ .
~ oo~+~so~ f~F4~ndfm~+.:.1
~«aa.+nrne„rk.tii~ma~aaw+e~'r =
~
~
, .
.
E:_S'y
SnernCarK~! ~eever,ucauM*c.~^c~nom«
Cdnina plkc ~:~ yM~~~'~Y~~Ia9.6AMY'r w~ar
C--
r _
_~
'
.''. *~.CaLrvli ~k1A~MfNG-dR ~~~b10e9Ce~4&1~14.oW'.~U .
t :~eWaMaace
~ M.CN / St+n~R~ts< ~ IPnara YwM~~~`~ •~1'MIpr~OMY9' N~ I I! 1- 25A tl1/ECl TlhVdlk'y1 ~y1~(/~y(~,5
-~~~'le40mIW~SS.1.qyac.J .~ CbdLM1CmSS! '...
~' ~ ` t,.,~ "'.
•••~•
`
. StmiR6Aic ~&uslfeuPW4;'MeY~tlRiYAVC14110WfSK+df~e
~ NW t111
~a0 ~~ [h ~}~ r- ~....F ~
~
~~°'~~~~ ~
~ ~
"+`7~°~
'
!~~4!l~LnRanim T
4yo+^vseAM- ~YLMUS[ _
.;
„"` w
!kV~++~+~ ..'. ~4h~M/1~One1~0.D4Rtld~NN~hYI~M[!
~"r~ h ~fs~~wu.aWe.v,4~uW .
5
~~ao
Chapter 1: Background, Section 1.8.1 Land Use Classifications, Eastern Extended Planning
Area, add the following definition (Grafton Plaza amendment only):
"Mixed Use 2/Campus Office (FAR: 0.45)
This designation provides for a mix of uses including residential, live-work and
shopkeeper units, and non-residential uses such as office, retail, restaurants, hotel and
entertainment facilities or Campus Office uses consistent with the Campus Office land
use designation. The floor area ratio applies to both development options (Mixed Use 2
and Campus Office) and is for the combined commercial and residential uses, if
residential uses are incorporated, or for commercial uses if commercial is used
exclusively. The residential component shall not exceed 50% of the development square
footage. Gas stations are not permitted."
Amend Figure 1-2 as shown below (Nielsen amendment only):
~
`
,
~
~ ~ n. a=ffi.s.t.,~at!~~~s~-+1Y .r...t«.aa~r:A.+t~e.r-a.~~:~s~e,~MaQ
1~
~.
~
~lI1f1
n +.w ~7C~£flL ci vt mc«,sa~w t~»:.a~..tro=+.a~ai ~~*s,.i ~.s~+'x xsam~r,.n
~
. ~a ~iz3tb.~ wk%.~a.xtilY.Mati'i~e..+..~^?tt.~Fitia}: +~t ~~
('
R~ ~kN[1~~~'ifa'~a61f:~'i~fiCSY)kWLi raa ~5.txa~at #:crRbe~-w.+ud.a9.wuE~e.a.ee..m nmi+~w!d err.~~~'lasx [Lc
tv.°'eRn°al
t. Sc+~s.3u.~'~tEM~EV~~w~ay'?#Y[lL~A;#~~ -S'la.xshzaT `
~ ~~
i
' FsSxemakesAa'^?:4R~n9Ca'°~+~haU»ze ..sb;,:a~. .2h~a
~
~',+',
+~1i~~F l`S~xrtae~nd'JStipreu`96~+~&Mn.°."R$ Sw°Lw~F3~slwfIDla~m+'pNc'~'»s
~
G .~m~.rga~a.e.a~c~~ 6Rtto.x~Ei.~;e~:ea.:tiar.f.wgwa.
qcfmcg~.as.mmtma~ rssq.~+a~.
.YRI..M~A':~4rAt`ltl~!3<'S.41-8 D Lc+c4~st~dG'm.'~%~~naaF:~'-'~iubuSafzca'+i'+~~~uW'Sk:roie,..
LktFs%~ra6rf!z~dt~snQ„a:~'aatr&5armi ~m.< ~frs.+s°*ea@~azc.a'~Maa'."p ~Prt+
as::wnam~o ~~smmi~wtl txric,%._w~ab+ac~`~:~ ~anksia ~qq.l,. .,."
.4....i a. .{..:I: ec w,.::g._M-. ~...'~ann .+.....~e..E w:r
'r"9 j~
-::c.. i:.r-„>:::~s ~ <~n~+,...:,_.-..~ Figurn l-"_
6
~~~~lin ~r~wdl PI~~
~~~ a~
Amend Table 2.1 as shown below (includes both Grafton Plaza and Nielsen amendments):
TABLE 2.1 *
LAND USE SUMMARY: EASTERN DUBLIN GENERAL PLAN AMENDMENT AREA
Amended: Resolution 223-05, 58-07, 37-08, 210-08, 176-09
Classification Acres Intensity"" Units Factor Yield
RESIDENTIAL Du's/acre Du's Persons/du Population
High Density 69.9 35 2,447 2.0 4,894
Medium-High Density 132.4 20 2,616 2.0 5,232
Medium-Density"*" 558.2 10 5,582 2.0 11,164
Single Family'`'`""*"*" 858.9 4 3,428 3.2 10,970
Estate Residential 30.4 0.13 4 3.2 13
Mixed Use""*" 96 2.0 ~92
Rural Residential 556.4 .01 5 32 16
TOTAL 2,206.2 14,143 32,481
COMMERCIAL
Acres Floor Area
Ratio
(Gross) Square Feet
(millions) Square
Feet /
Employee
Jobs
General Commercial 347.9 .35/.25 4.228 510 8,290
General Commercial/Campus Office'`*"** 72.7 28 .887 385 2,303
Mixed Use 6.4 .3/1.0 .083 490 171
Mixed Use 2/Campus Office~"**~"""` 25.33 .45 .497 260 1,910
Neighborhood Commercial 57.5 .35/.30 .819 490 1,671
Campus Office 164.03 .75/.35 2.644 260 10,168
Industrial Park~*~~"~ 114.7 .25/.28 1.329 590 2,253
TOTAL: 788.6 11.772 26, 766
PARKS AND PUBLIC RECREATION
City Park 56.3 1 park
Community Park 97.0 2 parks
Neighborhood Park 47.1 8 parks
Neighborhood Square 16.6 6 parks
Regional Park 11.7 1 park
TOTAL: 228.7 18 parks
OPEN SPACE 776.9
PUBLIC/SEMI-PUBLIC
Public/Semi-Public 101 .25 1.120 590 1,899
Semi-Public"""'`"`* 13.1 25
Schools
Elementary School 63.2 5 schools
Junior High School 252 1 school
High School 0 0 school
School Subtotal 88.4 6 schools
TOTAL: 202.5
TRANSIT CENTER (Total) 90.7
- Campus Office (including ancillary
retail 38.3
- Hi h-Densit Residential 31.5
- Park 12.2
- Public/Semi-Public (Transit-Related) 8.7
GRAND TOTAL 4,293.6 ~
'""""'"~'The Mixed Use 2/Campus Office land use designation allows tor either a mixetl use pro~ect wrth resiqenUal land uses compnsing up to
50% of the projecYs development area (248,259 square feet) or an ail Campus Office project (with no residential uses) with up to 496,519
square feet of development. Table 2.1 has been amended to reflect a Campus Office project. If the project is developed as a mixed-use project
with residential uses, the table shall be amended at that time to reflect that.
7
~.~ a 1
[All of the other existing footnotes continue to apply to the above table. For simplicity purposes, only the footnote added for this
project is shown on the various tables that are being amended as part of the Grafton Plaza General Plan and Specific Plan
amendments:]
Section 5.1.1: Change the minimum requirements as follows (Nielsen amendment only):
"6. RESIDENTIAL STREETS
Curb to Curb 36' (32' single loaded). 29' single-loaded permitted with Planned
Development zoning.
Right-of-way 46'. 45' double-loaded or 34' single-loaded permitted with Planned
Development zoning.
Sidewalk 5'. 4.5' where houses front on street permitted with Planned Development
zoning.
7. CUL-DE-SACS
Curb to curb 36'. 29' single-loaded permitted with Planned Development zoning.
Right-of-way 46'. 45' double-loaded or 34' single-loaded permitted with Planned
Development zoning.
Sidewalk 5'. 4.5' where houses front on street permitted with Planned Development
zoning."
Appendix A: Add these projects to list of amendments and approvals:
Grafton Plaza, Resolution No., Date Adopted and GP updated
Nielsen Property, Resolution No., Date Adopted and GP updated.
Eastern Dublin Specific Plan Amendments
Amend Chapter 3 Summary, 3.3.3 Land Use Categories of the Eastern Dublin Specific Plan
(pg. 17 - Commercial, first paragrapM) by adding the following (Grafton Plaza amendment
only):
Through the Grafton Plaza amendment in 2010, the Mixed Use 2/Campus Office (MU2/CO)
flex designation was established in the Specific Plan Area.
8
q~ ~~
~
Amend Table 4.1 as shown below (includes both Grafton Plaza and Nielsen amendments):
TABLE 4.1
EASTERN DUBLIN SPECIFIC PLAN
LAND USE SUMMARY
(Amended Per Resolution No. 66-03, 47-04, 223-05, 58-07, 37-08, 210-08, 176-09
Land Use Description LAND AREA DENSITY YIELD
COMMERCIAL/INDUSTRIAL
General Commercial 356.8 acres .25-.35 FAR 4.122 MSF
General Commercial/Campus
Office 72.7 acres .28 FAR .887 MSF
Industrial Park* 61.3 acres .25-.28 FAR .747 MSF
Nei hborhood Commercial 61.4 acres .30-.35 FAR .871 MSF
Mixed Use 6.4 acres .30-1.0 FAR .083 MSF
Mixed Use 2/Cam us Office"""*" 25.33 .45 FAR .497 MSF
Cam us Office 167.33 acres .35-.75 FAR 3.236 MSF
Subtotal 751.3 acres 10.443 MSF
RESIDENTIAL
Hi h Densit 68.2 acres 35 du/ac 2,387 du
Medium Hi h Densit 144.5 acres 20 du/ac 2,858 du
Medium Densit "* 511.3 acres 10 du/ac 5,113 du
Sin le Famil **'`* 866.7 acres 4 du/ac 3,467 du
Estate Residential 30.4 acres 0.13 du/ac 4 du
Rural Residential/A ric. 543.3 acres .01 du/ac 5 du
Mixed Use 6.4 acres*** 15du/ac 96 du
Subtotal 2,170.8 acres 13,930du
PUBLIC/SEMI-PUBLIC
Public/Semi-Public 98.2 acres .24 FAR 1.027 MSF
Semi-Public 9.3 acres .25 FAR
Subtotal 107.5 acres 1.027 MSF
SCHOOLS
Elementar School 66.5 acres 5 schools
Junior Hi h School 21.3 acres 1 school
Subtotal 87.8 acres
PARKS AND OPEN SPACE
Cit Park 56.3 acres 1 park
Communit Park 97.0 acres 3 arks
Nei hborhood Park 49.0 acres 7 arks
Nei hborhood Square 16.7 acres 6 parks
Subtotal 219 acres 17 parks
O en S ace 734.8 acres
TOTAL LAND AREA 4,071.2 acres
***** The Mixed Use 2/Campus Office land use designation allows for either a mixed use project with residential land uses comprising up to
50% of the projecYs development area (248,259 square feet) or an all Campus Office project (with no residential uses) with up to 496,519
square feet of development. Table 4.1 has been amended to reflect a Campus Office project. If the project is developed as a mixed-use project
with residential uses, the table shall be amended at that time to reflect that.
[All of the other existing footnotes continue to apply to this table. For simplicity purposes, only the footnote added for this
project is shown on the various tables that are being amended as part of the Grafton Plaza General Plan and Specific Plan
amendments.]
9
/~ ~ a 1
Amend Table 4.2 as shown below (includes both Grafton Plaza and Nielsen amendments):
"*"The Mixed Use 2/Campus Office land use designation allows for either a mixed use project with residential land uses comprising up to 50%
of the projecYs development area (248,259 square feet) or an all Campus Office project (with no residential uses) with up to 496,519 square feet
of development. Table 4.2 has been amended to reflect a Campus Office project. If the project is developed as a mixed-use project with
residential uses, the table shall be amended at that time to reflect that.
[All of the other existing footnotes continue to apply to this table. For simplicity purposes, only the footnote added for this
project is shown on the various tables that are being amended as part of the Grafton Plaza General Plan and Specific Plan
amendments.]
TABLE 4.2
EASTERN DUBLIN SPECIFIC PLAN
POPULATION AND EMPLOYMENT SUMMARY
(Amended Per Resolution No. 47-04, 223-05, 58-07, 37-08, 176-09
Land Use
Desi nation Development Sq Ftl
Em lo ees Persons/du Population
Commercial
Industrial Park .747 MSF 590 1,266
General
Commercial/Campus
Office* .887 MSF 385 2,303
General Commercial 4.122 MSF 510 8,082
Neighborhood
Commercial .885 MSF 490 1,806
Mixed Use*" .083 MSF 490 171
Mixed Use 2/Campus
Office**''* .497 MSF 260 1,910
Cam us Office 3.233 MSF 260 12,436
Public/Semi Public 1.027 MSF 590 1,740
Semi-Public 590
TOTAL: 11.481 MSF 29,714
Residential
Hi h Densit 2,387 2.0 4,774
Medium Hi h Densit 2,858 2.0 5,716
Medium Densit 5,113 2.0 10,226
Sin le Famil *** 3,459 3.2 11,069
Estate Residential 4 3.2 13
Mixed Use** 96 2.0 192
Rural
Residential/A ric. 5 3.2 16
TOTAL: 13,922 32,006
10
~1 ~ ~f
~
Amend Table 4.3 as shown below (includes both Grafton Plaza and Nielsen amendments):
TABLE 4.3
CITY OF DUBLIN
PROJECTED JOBS/HOUSING BALANCE
(Amended Per Resolution No. 223-05, 58-07, 37-08)
PLANNING Dwelling Jobs Employed Balance Ratio
AREA Units Residents
Existing City 7,100 12,210 12,000 -210 1.02:1.0
of Dublin
Eastern 13,414 29,424 20,244 -9,390 1.47:1.0
Dublin
Specific Plan
Area
TOTAL: 20,514 41,634 32,244 -9,390 1.30:1.0
note: The Mixed Use 2/Campus Office land use designation allows for either a mixed use project with residential land uses
comprising up to 50% of the projecYs development area (248,259 square feet) or an all Campus Office project (with no
residential uses) with up to 496,519 square feet of development. At this point it is assumed that the project will be a
Campus Office project, if the project is developed as a mixed-use project with residential uses, Table 4.3 shall be amended
at that time to reflect the increase in residential units and the decrease in jobs.
Amend Table 4.4 (Tassajara Gateway Subarea) as shown below (Grafton Plaza amendment
only):
TABLE 4.4
TASSAJARA GATEWAY
SUBAREA DEVELOPMENT POTENTIAL
Designation Acres Densit Development Potential
General Commercial 52.7 .25 FAR .574 msf
Cam us Office 65.67 .35 FAR 1.001 msf
O en S ace 6.9 ----- -----
Semi Public ----- ----- 0
TOTAL 125.2 ----- 1.575 MSF
.
Amend Chapter 4 Land Use, 4. 8.2 Land Use Categories (commercial) of the Eastern Dublin
Specific Plan by adding the following (Grafton Plaza amendment only):
"Mixed Use 2/Campus Office (MU2/COj (FAR: 0.45):
This designation provides for a mix of uses including residential, live-work and shopkeeper
units, and non-residential uses such as office, retail, restaurants, hotel and entertainment
facilities or Campus Office uses consistent with the Campus Office land use designation.
The floor area ratio applies to both development options (Mixed Use 2 and Campus Office)
and is for the combined commercial and residential uses, if residential uses are incorporated,
or for commercial uses if commercial is used exclusively. The residential component shall
not exceed 50% of the development square footage. Gas stations are not permitted."
11
~~~d ~l
Amend Table 4.10 (Foothill Residential Subarea) as shown below (Nielsen amendment
only):
TABLE 4.10
FOOTHILL RESIDENTIAL
SUBAREA DEVELOPMENT POTENTIAL
(Amended Per Resolution No. 58-07, 37-08, 176-09)
Desi nation Acres Densit DEVELOPMENT POTENTIAL
Medium-Hi h Densit Residential 27.1 20 du/ac 542 du
Medium Densit Residential 261.9 10 du/ac 2,619 du
Sin le Famil Residential* 800.0 4 du/ac 3,200 du
Estate Residential 30.4 0.13 4 du
Rural Residential 543.3 .01 du/ac 5 du
Residential Subtotal 1,662.7 -- 6,370 du
O en S ace 632.5 -- --
Re ional Park 11.7 1 park
Nei hborhood Park 37.4 -- 4 parks
Nei hborhood Square 6.4 -- 2 squares
Park/Open Space Subtotal 688 -- 7 parks
Elementar School 22.7 -- 3 schools
Junior Hi h School 1.4 -- 1 school
Hi h School 55.3 -- 1 school
School Subtotal 79.4 -- 5 schools
Public/Semi-Public 7.2 0.24 FAR --
Semi-Public -- 0.24 FAR
Total
2,437.3
-- 6,327 du
7 parks
5 schools
[The existing note associated with Table 4.10 has not been re-printed here, but has not been changed.]
Add Table 4.14 and text to identify the new subarea Mixed Use 2/Campus Otfice for Grafton
Plaza (Grafton Plaza amendment only):
"4.9.10 GRAFTON PLAZA
i ~r.ATinN
The Grafton Plaza subarea is located between Dublin Boulevard and Interstate 580 and east
of Grafton Street. (Refer to Figure 4.1)
LAND USE CONCEPT
The Grafton Plaza subarea is intended to provide a vibrant Mixed Use and urban village or
Campus Office project that is pedestrian friendly, human scaled, and creates an active
environment permitting an opportunity for residents to live, work, and play in a place
currently not provided for in the area. This subarea builds off the adjacent Promenade and
Grafton Station retail projects and adjacent medium-high and high density residential
communities to establish a residential, commercial, and hospitality destination.
The subarea will allow a maximum of 496,519 square feet of development (0.45 FAR), and
the residential use, if utilized as part of a mixed use development, shall not exceed 50% of
the project square footage. No residential is permitted under the Campus Office
12
i3~ ~~
development option. Usable and attractive open space areas will be incorporated into the
project to provide unique public spaces.
The architecture and landscape character will be governed by design guidelines and
standards to ensure an attractive and cohesive project and establish a framework that
encourages public activity, human scale, and high quality design and materials."
New Table 4.14 in new 4.9.10: Mixed Use 2 Subarea Development Potenfial (Grafton Plaza
amendment only)
Land Use
Designation Gross
Acres Density Development Potential
Mixed Use 25.33 0.45 248,259 s.f. max. for +/-235 Residential
2 with residential Units/248,260 minimum s.f. non-residential uses.
uses Total project not to exceed 496,519 sf.
Option 1)
Campus Office with 25.33 0.45 Campus Office
no residential uses 496,519 s.f. non-residential uses
(Option 2)
Amend Figure 4.1 as shown below (includes both Grafton Plaza and Nielsen amendments).
Parks Reserve Forces Training Area
(Camp Parks)
~
Figure 4.1
Land Use Map
r-..~:. _,._ ,r..,_ .
~-;~ •~
~-~ , , , ~,._..
5pecrt<.I~e L~
.,.....,~..,~ r
^~ ` '.,...~.a...~
~ ., .;~...<~
~ u.
. ~ . e ~. . ,~ _ .
Gfi^+'W::? . ~.MaMR~,~~4`s1 '.
~ ,~ , ,~.w
~ ~~ ,,,.,., ~
~ ~. , ~.
~ .,:.,.~...,..
.~. ,.; '
~_ ~.,..~~.
~ :,.;~.~":
~ O~mm.MtyNh
~ 14Mh+'1s. W SVUas
c ~~~,.~
~"ii q~+:nw vwr
0 ek~teastiw
~ ..eanosawr
1~ 1N9n Xlqa
~Cavoeiw.~Rbrm+MNqs
* ~ ~Yr~~wvYSK~n'tYPe
-.'rtnMiti~.K4lwwvl
R a~ierhl~i~xi'~MY'MM
~,_. a .•`aMF' ZfAraM1w
Rra apI 1b10
C !W ~.OW i.51r_ lYEO
~ ~1~1
aarcn~ eo as C~ t~
~NM
14aea'JJ
13
~~ ~ ai
~
Amend Figure 4.2 (Planning Subarea Map): Remove Grafton Plaza project site from Tassajara
Gateway and add new Grafton Plaza subarea as shown below (Grafton Plaza amendment
only):
~
. ~y~f-- ,7 .: ~+. .-.~ % ~ ~ ~I ___..... '
E t j~ ,.~ ~ ~ i
~--- ---_._.._ , . t ~, -~- ,t
.~-- ~ ~: ~ .~, ~ ~ ~;
~ ~ ~. .
. . . ; ~,;~ ~~
.
. ., ~_
~__.
. ~ ,;
~ ~~ _, r ~ . ~
~ _ _ .~_ •
I
1 ~ 5 i ` , -..~ ~ ~ ;
, ~ ~ ~~~'~j r EASTERN DItSLIN
.,1-..-; ,
, ~. '
' ; F; . .'~ . " ~~- ` Specific Pian
. . ;
, . , ; ,~, ~ ~ T _ _\~ ~K ~ _I
, ,
, , , ~ ~~
. ! ~,, .
~
I _. ~ :: ~; r... ~~
T, ~ _ _ ..
~
r,
_.. _ ___ _. ,. -- - - . w, ,.
~ !~' _ ~~
Y t~~ 11 n p.l .ib pd I~d tntt I .( t. '~ '~8~ ~ ~ M:7TF~ ThEeirdermalsYsi ~~ .. ~
b }I_.esriF~guiz.l(uran~7l~trai~nnn~ihtlran,~tC~ctirFl~~nn~n~, ktaistrPZt Pu rz~ I '~~
. ~1 a.e.i. fhrsfklore ,_ W. ~
. d; vsweo~b. ~
14
/~~
~ ai'
Amend Appendix 2 as shown below (Grafton Plaza amendment only):
"Mixed Use 2/Camaus Office
Anticipated uses include, but are not limited to:
^ neighborhood serving and regional commercial uses (both retail and office);
^ entertainment and cultural facilities;
^ restaurants and bars;
^ medium, medium-high and high density housing - including shopkeeper & live-work
units;
^ hotel and spa;
^ professional and administrative offices;
^ administrative headquarters;
^ research and development;
^ business and commercial services; and
^ ancillary uses (restaurants, convenience shopping, copying services, branch banks, etc.)"
Amend the Tassajara Gateway Planning Subarea portion of Appendix 3 as shown below, with all
other portions of Appendix 3 remaining in full force and effect (Grafton Plaza amendment only):
Planning Subareas
Land Use Category
Area
Density
Square Feet
Units
Tassajara Gateway
General Commercial 52.7 .25 573,903
Campus Office 65.67 .35 1,001,205
Open Space 6.9
Total 125.27 1,575,108
15
/6~~~/
Amend Appendix 3 as shown below (Grafton Plaza amendment only):
Planning Subareas
Land Use Cate o
Area
Density
Square Feet
Units
Grafton Plaza -(Option 1) 25.33 0.45 496,519 SF, +/- 235 units
which includes (max. 248,259
minimum 248,260 SF)
sf of non-
residential uses
Grafton Plaza -(Option 2) 25.33 0.45 496,519 SF non- 0 units
residential uses
Amend Appendix 3 as shown below (Nielsen amendment only):
APPENDIX 3
EASTERN DUBLIN SPECIFIC PLAN
LAND USE SUMMARY BY PLANNING SUBAREAS
Planning Subareas
Land Use Category Area Density Square Feet Units
Medium-Hi h Densit Resid. 27.1 20 542
Medium Densit Residential 261.9 10 2,619
Sin le Famil Residential'`* 800.0 4 3,200
Estate Residential 30.4 0.13 4
Rural Residential/A riculture 543.3 .01 5
Subtotal 1,662.7 6,370
O en Space 632.5
Re ional Park 11.7
Nei hborhood Park 37.4
Nei hborhood S uare 6.4
Subtotal 688
Elementar School 22.7
Junior Hi h School 1.4
Hi h School 55.3
Subtotal 79.4
Public/Semi Public 7.2 0.24 FAR
Semi-Public* -- 0.24 FAR
Total
2,437.3 6,370 du
7 parks
5 schools
16
l~~ ~,
Amend Appendix 4 as shown below (includes Grafton Plaza and Nielsen amendments):
APPENDIX 4
EASTERN DUBLIN SPECIFIC PLAN
LAND USE SUMMARY BY LAND OWNERS
Owner/Land Use Cate o Acres Density Square Feet Units
-
#9 NIELSEN ~
~ ~
Sin le Famil Residential 10.9 ~ 3.3-~ 36 ~
Total 10.9 36
#19 PAO-LIN Areas F, G& H
General Commercial1 26.9 .25 292,941
Nei hborhood Commercial 22.0 .35 230,000
Cam us Office 18.57 .45 364,009
Mixed Use 2/Cam us Office 25.33 0.45 496,519
Public/Semi-Public 7.0 .25 76,230
Hi h Densit Residential 25.0 35 876
Medium Hi h Densit Residential 26.2 20 528
Medium Densit Residential 68.9 10 689
Sin le Famil Residential 22.7 4 91
Nei hborhood Park 12.3
Nei hborhood Square 4.5
Elementar School 10.0
Hi h School 30.6
O en S ace 4.2
Total 304.2 1,459,699 2,184
2The Mixed Use 2/Campus Office land use designation allows for either a mixed use project with residential land uses comprising up to 50% of
the projecYs development area (248,259 square feet) or an all Campus Office project (with no residential uses) with up to 496,519 square feet of
development. Appendix 4 has been amended to reflect a Campus Office project. If the project is developed as a mixed-use project with
residential uses, the table shall be amended at that time to reflect that.
[All of the other existing footnotes continue to apply to this table. For simplicity purposes, only the footnote added for this project is
shown on the various tables that are being amended as part of the Grafton Plaza General Plan and Specific Plan amendments.]
BE IT FURTHER RESOLVED that this Resolution shall take effect thirty days after the date of
adoption.
PASSED, APPROVED, AND ADOPTED this 18th day of May, 2010 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
E:\Plan B\Nielsen\04.27.10 PC hearing\PC Att 1- Exhibit A- CC Reso GPA SPA.DOC
17
/g ai
RESOLUTION NO. 10 - 16
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION AMENDING THE
GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN FOR THE
GRAFTON PLAZA PROJECT (APN 985-0061-010 8~ 985-0061-004)
PA 07-006
WHEREAS, Jim Tong/Charter Properties submitted applications for a 496,519 square
foot project on approximately 25.33 acres between I-580 and Dublin Boulevard, east of Grafton
Street. The project proposes future development of either Campus Office uses, or of a mixed
use residential/retail and office project with up to 50% residential uses. The project includes
applications for General Plan and Eastern Dublin Specific Plan amendments to create a new
"flex" designation of Mixed Use 2/Campus Office, to create a new Grafton Plaza subarea in the
Specific Plan, and to slightly expand the mixed uses to include shopkeeper, live/work and other
uses; and a PD-Planned Development rezoning and related Stage 1 Development Plan to allow
future development under either the Campus Office or residential mixed use options. The
applications are collectively known as the "Project"; and
WHEREAS, the Project site slopes gently from north to south; the northerly portion of the
site is vacant and has previously been graded~ and filled; the southerly portion of the site is
developed with a water quality basin; and
WHEREAS, the General Plan and Eastern Dublin Specific Plan amendments would
create a new Mixed Use 2/Campus Office land use designation and apply it to the Grafton Plaza
site. This flex-designation would allow the Project site to develop in the future as a Campus
Office project, or as a mixed use residential/office and retail project, generally consistent with
the development options in the current Campus Office land use designation. The new
designation slightly expands the permitted uses under the mixed use residential option to allow
shopkeeper, live/work and other uses. The Project would also amend the Eastern Dublin
Specific Plan to add a new Grafton Plaza subarea; and
WHEREAS, consistent with Government Code section 65352.3, the City obtained a
contact list of local Native American tribes from the Native American Heritage Commission and
notified the tribes of the opportunity to consult with the City on the proposed General Plan and
Specific Plan amendments. None of the contacted tribes requested a consultation within the 90-
day statutory consultation period and no further action is required under section 65352.3; and
WHEREAS, a staff report, dated April 13, 2010 and incorporated herein by reference,
described and analyzed the Project, including the proposed amendments to the General Plan
and Eastern Dublin Specific Plan, and the related Mitigated Negative Declaration for the
Planning Commission; and
WHEREAS, the Planning Commission held a properly noticed public hearing on the
Project, including the proposed General Plan and Eastern Dublin Specific Plan amendments, on
April 13, 2010 at which time all interested parties had the opportunity to be heard; and
ATTACHMENT 2
l y~ r~ ~'
WHEREAS, on April 13, 2010, the Planning Commission adopted Resolution 10-XXX
recommending that the City Council adopt a Mitigated Negative Declaration for the Grafton
Plaza project, which resolution is incorporated herein by reference and available for review at
City Hall during normal business hours; and
WHEREAS, the Planning Commission considered the Mitigated Negative Declaration
and prior environmental documents, and all above-referenced reports, recommendations and
testimony to evaluate the Project.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City
Council approve the resolution attached as Exhibit A approving amendments to the General
Plan and Eastern Dublin Specific Plan based on findings that the amendments are in the public
interest and that the General Plan as so amended will remain internally consistent.
PASSED, APPROVED, AND ADOPTED this 13th day of April, 2010 by the following vote:
AYES: King, Wehrenberg, Schaub, Swalwell
NOES:
ABSENT: Brown
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
G:\PA#~2007\07-006 The Plaza\Planning Commission 4.13.10\pc reso recommending gpa_spa for grafton plaza.DOC
2
~~.~ ~l
~
RESOLUTION NO. 10 - 19
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION AMENDING THE
GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN FOR THE
NIELSEN PROPERTY TO CHANGE THE EXISTING RURAL RESIDENTIAL LAND USE
DESIGNATION TO SINGLE FAMILY RESIDENTIAL AND
TO REDUCE THE WIDTH OF ON-SITE STREETS
(6407 TASSAJARA ROAD - APN 985-0002-009-02)
PA 07-057
WHEREAS, Robert Nielsen submitted applications to permit the development of up to 36
residential units on approximately 10.0 acres at 6407 Tassajara Road. The project includes
applications for General Plan and Eastern Dublin Specific Plan amendments to modify the land
use designation from Rural Residential/ Agriculture to Single Family Residential and to reduce
the width of on-site streets; a Planned Development Rezone with a related Stage 1
Development Plan Amendment and Stage 2 Development Plan, and a Vesting Tentative
Subdivision Map. The applications are collectively known as the "Project"; and
WHEREAS, the Project site slopes dramatically from west to east and is currently
occupied by rural residential uses; and
WHEREAS, the General Plan and Eastern Dublin Specific Plan amendments would
change the land use designations of the project site from Rural Residential/Agricultural to Single
Family Residential, allowing for the development of up to 6.0 units per gross acre instead of 1
unit per 100 gross acres and allow the reduction in width of on-site streets; and
WHEREAS, consistent with Government Code section 65352.3, the City obtained a
contact list of local Native American tribes from the Native American Heritage Commission and
notified the tribes of the opportunity to consult with the City on the proposed General Plan and
Specific Plan amendments. None of the contacted tribes requested a consultation within the 90-
day statutory consultation period and no further action is required under section 65352.3; and
WHEREAS, the City prepared a Draft Supplemental Environmental Impact Report
(DSEIR) dated January 2009 for the proposed Project that reflected the City's independent
judgment and analysis of the potential environmental impacts of the Project beyond those
analyzed in the Eastern Dublin EIR. The DSEIR confirmed that many aspects of the Project
were within the scope of the Eastern Dublin program and that the certified Eastern Dublin EIR
adequately described these aspects of the Project for CEQA purposes; and
WHEREAS, comments received on the DSEIR were reviewed and responded to, and the
FSEIR was prepared; and
WHEREAS, a staff report, dated April 27, 2010 and incorporated herein by reference,
described and analyzed the Project, including the proposed amendments to the General Plan
and Eastern Dublin Specific Plan, and the related Eastern Dublin EIR and the FSEIR, including
comments and responses for the Planning Commission; and
ATTACHMENT 3
~~~ ~r
~
WHEREAS, the Planning Commission held a properly noticed public hearing on the
Project, including the proposed General Plan and Eastern Dublin Specific Plan amendments, on
April 27, 2010 at which time all interested parties had the opportunity to be heard; and
WHEREAS, on April 27, 2010, the Planning Commission adopted Resolution 10-XXX
recommending that the City Council certify the FSEIR for the project, which Resolution is
incorporated herein by reference and available for review at City Hall during normal business
hours; and
WHEREAS, the Planning Commission considered the FSEIR and prior related
environmental documents, and all above-referenced reports, recommendations, and testimony
to evaluate the Project.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City
Council approve the resolution attached as Exhibit A approving amendments to the General
Plan and Eastern Dublin Specific Plan based on findings that the amendments are in the public
interest and that the General Plan as so amended will remain internally consistent.
PASSED, APPROVED, AND ADOPTED this 27t" day of April, 2010 by the following vote:
AYES: Brown, Wehrenberg, Schaub, Swalwell
NOES:
ABSENT:
ABSTAIN: King
Planning Commission Chair
ATTEST:
Planning Manager
G:\PA#~2007\07-057 Nielsen\PC Mtg 4.27.10\DRAFTS\PC Att 2- Reso GPA SPA.DOC
2