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HomeMy WebLinkAbout4.7 - 3062 Grafton Plaza Daycare and Retail Project Page 1 of 3 STAFF REPORT CITY COUNCIL DATE: February 4, 2020 TO: Honorable Mayor and City Councilmembers FROM: Linda Smith, City Manager SUBJECT: Grafton Plaza Daycare and Retail Project (PLPA 2018-00010) - Second Reading Prepared by: Robert Smith, Associate Planner EXECUTIVE SUMMARY: The City Council will consider adopting an Ordinance amending the Planned Development Zoning for Grafton Plaza. On January 14, 2020, the City Council held a public hearing and introduced this Ordinance. The City Council also approved a Site Development Review Permit for three commercial buildings totaling 31,860 square feet and a Minor Use Permit for a parking reduction for shared parking. STAFF RECOMMENDATION: Waive the reading, and adopt an Ordinance Amending the Zoning Map and Approving a Planned Development Zoning District with Amended Stage 1 and Stage 2 Development Plans for the Grafton Daycare and Retail Project, APN 985 -0061-018, PLPA 2018-00010. FINANCIAL IMPACT: There will be no financial impact to the City. All costs associated with processing the applications are borne by the Applicant. PROJECT DESCRIPTION: Grafton Plaza is a 12.23-acre mixed-use development located at the southeast corner of Dublin Boulevard and Grafton Street (see Figure 1 below). The project site has a General Plan Land Use Designation of Mixed Use 2/Campus Office and has Planned Development Zoning. The Planned Development Zoning serves as the master plan for a coordinated and integrated mixed-use development with sites for a hotel, 115 townhomes, and a retail commercial center to be built in three phases (the hotel is complete, and the townhouse project is nearing completion). Page 2 of 3 Figure 1 – Location Map The Applicant, Eddy Li, is proposing to construct the third and final phase of Grafton Plaza, which is the retail commercial component. The proposed project implements the master plan and includes three commercial buildings totaling 31,860 square feet, including two retail buildings with 16,038 square feet and 6,055 square feet, respectively, and a daycare building with 9,767 square feet and an integrated outdoor play area. The application includes minor amendments to the Planned Development Zoning, Site Development Review Permit, and a Minor Use Permit to allow a parking reduction. Please refer to Attachment 1 for a complete description of the proposed project. On January 14, 2020, the City Council held a Public Hearing to consider the proposed project. The City Council waived the reading and introduced an Ordinance to adopt the amendments to the Planned Development Zoning. As part of this action, the City Council included a requirement that the hours of operation for the outdoor play area for the daycare facility be limited to 10:00 a.m. and 6:00 p.m. Monday through Friday, which is reflected in the attached Ordinance (Attachment 2). The City Council also approved the Site Development Review Permit and the Minor Use Permit. The Ordinance is included as Attachment 2. STRATEGIC PLAN INITIATIVE: None. NOTICING REQUIREMENTS/PUBLIC OUTREACH: None. ATTACHMENTS: Page 3 of 3 1. City Council Staff Report Dated January 14, 2020 2. Ordinance Amending the Planned Development Zoning for Grafton Plaza Page 1 of 9 STAFF REPORT CITY COUNCIL DATE: January 14, 2020 TO: Honorable Mayor and City Councilmembers FROM: Linda Smith, City Manager SUBJECT: Grafton Plaza Daycare and Retail Project (PLPA-2018-00010) Prepared by: Robert Smith, Associate Planner EXECUTIVE SUMMARY: The Applicant, Eddie Li, is requesting approval to construct three commercial buildings with a total of 31,860 square feet (sf), including two retail buildings (16,038 sf and 6,055 sf) and one daycare building (9,767 sf) on a 3.68 -acre site within the Grafton Plaza project located at the southeast corner of Dublin Boulevard and Grafton Street. This project builds out the final phase of the Grafton Plaza master plan. The application includes amendments to the existing Planned Development Zoning Stage 1 and Stage 2 Development Plans, a Site Development Review Permit for the proposed improvements, and a Minor Use Permit for a parking reduction for shared parking. STAFF RECOMMENDATION: Conduct the public hearing, deliberate and take th e following actions: a) Waive the reading and INTRODUCE an Ordinance Amending the Zoning Map and Approving a Planned Development Zoning District with Amended Stage 1 and Stage 2 Development Plans for the Grafton Plaza Daycare and Retail Project; and b) adopt the Resolution Approving a Site Development Review Permit for Construction of Three Commercial Buildings With a Total of 31,860 Square Feet on 3.68 Acres and a Minor Use Permit to Allow a Parking Reduction for Shared Parking for the Grafton Plaza Daycare and Retail Project. FINANCIAL IMPACT: There will be no financial impact to the City. All costs associated with processing the applications are borne by the Applicant. DESCRIPTION: Background Grafton Plaza is a 12.23-acre mixed-use development located at the southeast corner of Dublin Boulevard and Grafton Street (see Figure 1 below). The 3.68 -acre project site is the last remaining development area within the larger Grafton Plaza project. The project site has a General Plan Land Use Designation of Mi xed Use 2/Campus Office Page 2 of 9 and has Planned Development Zoning. The project site is relatively flat and undeveloped. In June 2010, the City Council approved a General Plan Amendment and Planned Development Zoning District with a Stage 1 Development Plan (Ord inance No. 10-10) for the 12.23-acre Grafton Plaza project to allow a mixed-use development as Option 1 and a campus/office development as Option 2. The approved development plan allows a range of commercial uses such as retail and tutoring/educational ser vices, professional and administrative offices, hotel, entertainment, and eating and drinking establishments. The property owner chose to proceed with development under Option 1 to create a mixed-use development. The City Council held several Study Sessions to review the proposed master plan for Grafton Plaza, and in April 2016, approved a Planned Development Zoning Stage 2 Development Plan (Ordinance No. 05-16) for the site. The Planned Development Zoning serves as a master plan for a coordinated and integrated mixed-use development with sites for a hotel, 115 townhomes, and a retail commercial center with 34,500-55,400 square feet of development. The Stage 2 Development Plan established the overall site plan including vehicular access and circulation, general siting of the buildings, on-site circulation, and an overarching priority to create a pedestrian -focused development. The 127-room, 63,298-square-foot Aloft hotel is complete, and the 115- unit Apex townhouse project is under construction. The Applicant, Eddie Li, is proposing to construct the third and final phase of Grafton Plaza, which is the retail commercial component. The proposed project implements the master plan and includes three commercial buildings totaling 31,860 square feet, including two retail buildings with 16,038 square feet and 6,055 square feet, respectively, and a daycare building with 9,767 square feet and an integrated outdoor play area. The current request for the proposed project includes: - Planned Development Zoning – Minor amendments to the Planned Development Zoning Stage 1 and Stage 2 Development Plans. - Site Development Review Permit – Site Development Review Permit for three commercial buildings and associated site improvements, including landscaping, trash enclosures, pedestrian and bicycle facilities, plazas, and stormwater capture. - Minor Use Permit – Minor Use Permit to allow a reduction in parking of 16 parking stalls for shared parking. Page 3 of 9 Figure 1 – Location Map ANALYSIS: Planned Development Rezone The application includes minor amendments to the approved Planned Development (PD) Zoning Stage 1 and Stage 2 Development Plans to amend the list of permitted uses and to make minor modifications to the site plan. The PD established permitted and conditionally permitted uses. This project proposes to amend the list of permitted and conditionally permitted uses (Attachment 1 – Exhibit A) to add daycare as a permitted use consistent with other similar City zoning districts. The use would be added with the requirement for a Zoning Clearance or Minor Use Permit to evaluate compliance with the development standards for daycare facilities contained in Dublin Municipal Code Chapter 8.82. The PD established a site plan which among other things identifies the location of buildings along Grafton Street and along the southern boundary of the commercial area. The PD also established vehicular and pedestrian access points, paseos, common gathering and open space plaza areas, and coordinated architectural elements . The intent of the PD is to create an integrated mixed-use development (see Figure 2 below). Apex Residential Aloft Hotel Grafton Plaza Page 4 of 9 The proposed project includes minor adjustments to building siting and footprints . Therefore, the application includes minor amendments to the PD to relocate the east- west pedestrian pathway shown on the approved site plan. No changes are proposed to the approved vehicular access. As proposed, this minor revision to the site plan would be consistent with the development regulations in the Stage 2 Development Plan and overall intent to maximize commercial opportunities in the area. Refer to the Site Development Review Permit, below, for further analysis of the site plan. Figure 2 – Existing and Proposed Site Plan EXISTING STAGE 2 SITE PLAN PROPOSED AMENDMENT An Ordinance approving amendments to the Planned Development Zoning Stage 1 and Stage 2 Development Plans for Grafton Plaza is included as Attachment 1. Site Development Review Permit Site Plan The proposed site plan would provide interconnected pedestrian and vehicular circulation throughout the site and connections to adjacent developments. As previously noted, minor adjustments to building siting and footprints are proposed requiring the relocation of a pedestrian pathway that would traverse the site east to west to connect Grafton Street and the residential component of the project. The pathway would be relocated approximately 50 feet to the north and located on the north side of “Retail B” and the day care building. Additional pedestrian connections would remain for the north to south pathway from Dublin Boulevard to the Water Quality Basin. Vehicular access to the proposed surface parking lot on the project site would be provided from the driveway off Summit Road consistent with the Site Plan approved for Grafton Plaza. Summit Road is accessed from Dublin Boulevard and is designed to serve this project and the Apex residential development. Circulation for all parcels within the overall Grafton Plaza mixed-use project is interconnected including along Grafton Street, allowing both pedestrians and vehicles to navigate through the entire property. Refer to Figure 3. Page 5 of 9 The site has frontages on both Dublin Boulevard and Grafton Street. However, it is the intention of the Planned Development for buildings to be oriented along Grafton Street, adding to the ‘Main Street’ feel and contributing to the existing commercial operators on the west side of the street. Both retail buildings would be orientated toward Grafton Street and the daycare building would be located centrally on the project site without street facing frontage. Integration among the three projects that comprise the Grafton Plaza Planned Development (i.e., the Aloft Hotel, Apex residential townhouses, and proposed retail and daycare buildings) includes: 1) a motor court plaza with enhanced pavement centrally located on-site; 2) a linear ’Plaza’ element between the commercial and hotel uses that extends across Grafton Street to Summit Road; and 3) a pase o element between the hotel and residential uses. The paseo would provide a link to the trail accessing the Water Quality Basin to the south (visual open space). Architecture The proposed buildings are designed to conform to the Grafton Plaza Architectura l Guidelines and would be compatible with the Apex residential townhouse and Aloft Hotel projects. The overall form of the two buildings fronting Grafton Street are reflective of the ‘Main Street’ appearance of the existing buildings with the centrally loc ated daycare building promoting a more modern design while retaining the high design quality, theme colors, and materials of the surroundings. The retail and daycare buildings are generally single-story with architectural features providing vertical Figure 3: Site Plan Page 6 of 9 articulation, varying roof forms, heights, articulated corner elements, and changes in roof forms. The majority of buildings in the project would be single -story, 35 feet high, with taller architectural features at approximately 50 feet, which would be below the height limit evaluated for the California Environmental Quality Act (CEQA) analysis of 55 feet. The varying forms and mass of the buildings generate interest throughout the project. The prominent colors of the buildings are natural earth tones with brick accenting throughout, along with clear glazing and projecting canopies. The daycare building is designed with graphic inserts to provide a visual queue to the educational use of the building. Figure 4 shows proposed illustrative architectural elevations. Figure 4: Architectural Elevations Retail uses are proposed to front Grafton Street, with public access for future businesses. Exterior materials include textured stucco finish, brick, and metal accents. Horizontal and vertical variation through canopies, alternating parapet heights and roof feature elements. Pedestrian entries to the commercial areas are defined with prominent glass entryways and pronounced entrances. Decorative features and materials are also added to provide interest to the building . Landscape The preliminary landscape plan includes a conceptual plant pallet with a variety of trees, including 24-inch and 36-inch box trees along the perimeter of the site, within parking islands and in front of commercial facades. The interior of t he site would be accented with a mix of one-gallon to five-gallon shrubs. New landscape areas are proposed with a variety of drought tolerant plants suitable for low maintenance and water conserving efforts. The pedestrian connections running to the east -west and north-south would be lined with landscaping to enhance the pedestrian experience. On the north -south connection to the Water Quality Basin, a bioretention area is proposed to be introduced. In order to retain the amenity value of this space, the landscaping would be enhanced to provide a planting plan, walkway, and amenity features such as benches, as provided on Sheets L1.1-L3.2 of the Project Plans (Attachment 3 – Exhibit A to Attachment 2). Page 7 of 9 Public Art Compliance The applicant intends to satisfy the City’s public art requirement through the payment of in-lieu fees secured by a condition of approval. Minor Use Permit Parking requirements for the proposed development are regulated by the Zoning Ordinance (Section 8.76.080.D). The parking requirem ents for the project are the sum of the different uses. The following table illustrates the number of parking stalls that are required for the use. Table 1: Required Parking Use Parking Requirement Total Area Required Number of Parking Stalls Daycare Center 1 per employee 1 per company vehicle 1 loading space for every 5 children 17 employees 0 vehicles 160 students 17 0 32 General Retail 1 per 300 square feet 6,193 square feet 21 Eating and Drinking Establishment 5,900 square feet accessible to customers 1 space per 100 square feet of accessible plus 1 space per 300 square feet of not accessible 59 10,000 square feet not accessible to customers 33 Total Stalls Required 162 Total Stalls Provided 146 In order to allow the proposed use with les s than the required number of parking spaces on-site, the Applicant is requesting a parking reduction. DMC Section 8.76.050 (Parking Reductions for Shared Parking) provides that when shared off -street parking is proposed between two or more adjacent use types, a reduction in off-street parking requirements (from the sum of the parking required by each use type) may be granted with a Minor Use Permit if each of the following standards are met: 1) The Minor Use Permit findings can be made; 2) A sufficient number of spaces are provided to meet the greatest parking demands of the participating use types and to ensure that there will not be a parking deficiency; 3) Satisfactory evidence is provided that the use types, by their natures and operating times, will not conflict with each other; 4) Overflow parking will not adversely affect any adjacent use; and 5) Additional documents, covenants, deed restrictions, or other agreements as may be deemed necessary by the Community Development Director are executed to assure that the requirement parking spaces provided are maintained and that uses with similar hours and parking requirements as those uses sharing the parking facilities remain for the life of the documents, covenants, deed restrictions, or other agreements. Page 8 of 9 A Shared Parking Analysis was prepared by Fehr and Peers, dated May 2019 (Attachment 4 – Exhibit B to Attachment 2), and reviewed by the City’s Transportation and Operations Manager. The Study concludes that Transportation Demand Management measures can be incorporated to ensure adequate parking is provided for the greatest parking demands at the site. Recommended measures to support the parking reduction are included as Conditions of Approval. These include a requirement that 17 off-site parking spaces along Zenith Avenue and Summit Road be designated for employees (Monday to Friday 7.00 a.m. to 6.00 p.m.), six spaces within the parking lot be designated loading zones with a 10 -minute stopping restriction (Monday to Friday 7:00 a.m. to 6:00 p.m.) and the remaining stalls (119 spaces) be open to visitor parking. Adjacent sites would not be affected; however, measures are included to accommodate reciprocal agreements with neighboring sites, should off -site parking be required. The recommendations of the Shared Parking Analysis have been accepted by the Applicant, including the Conditions of Approval. A Resolution approving the Site Development Review Permit and Minor Use Permit is included as Attachment 2. CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLANS, AND ZONING ORDINANCE: The project is consistent with the General Plan land use designation of Mixed Use/Campus Office which allows a range of commercial uses including regional- and community-serving retail uses, professional and administrative offices, hotel, entertainment, and eating and drinking establishments. The General Plan encourages projects to relate well to the surrounding developments, and the proposed project is compatible with the surrounding neighborhood that includes commercial a nd residential uses. The proposed project is consistent with the Eastern Dublin Specific Plan because the Plan states that regionally-oriented commercial uses should be located south of Dublin Boulevard and near freeway interchanges where convenient vehicu lar access will limit traffic impacts to the rest of Dublin and the commercial center is intended to serve the community as well as the region. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Dep artment, and Dublin San Ramon Services District reviewed the project and provided Conditions of Approval where appropriate to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies have been included in the attached Resolution (Attachment 2). ENVIRONMENTAL REVIEW: In accordance with the requirements of the CEQA, two Initial Studies/Mitigated Negative Declarations (MNDs) were previously prepared and adopted to address environmental concerns associated with development of Grafton Plaza. Based on a review of the project, no further environmental document is needed because the environmental impacts of this project were fully addressed in the previous MNDs. There is no Page 9 of 9 substantial evidence in the record that any new effects would occur to trigger supplemental environmental review under CEQA Guidelines Section 15162. PLANNING COMMISSION REVIEW: The Planning Commission considered this project at their meeting on D ecember 10, 2019, and by a vote of four to one recommended that the City Council deny the project. No members of the community addressed the Commission. The Planning Commission expressed concern regarding: 1) on-site circulation, including how drop-off/pick-up of children associated with the proposed daycare facility would function and the previously established point of access to the site from Dublin Boulevard via Summit Road; 2) traffic from the project particularly in the morning when parents are droppin g off children at the daycare facility, combined with residential traffic from Apex; and 3) the previously approved building locations which lack a building along Dublin Boulevard, and the orientation of buildings with access from the parking area and turning their backs on Grafton Street. The Planning Commission Resolutions recommending denial of the project are included in Attachment 5. PUBLIC NOTICING: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the project site. A public notice also was published in the East Bay Times and posted at several locations throughout the City. A Planning Application sign was posted on the project site and the project was also included on the City’s development projects webpage. A copy of this Staff Report has been provided to the Applicant. ATTACHMENTS: 1. Ordinance Amending the Planned Development for Grafton Daycare and Retail 2. Resolution Approving the Site Development Review and Minor Use Permit 3. Exhibit A to Resolution - Project Plans 4. Exhibit B to Resolution - Shared Parking Assessment 5. Planning Commission Resolutions No. 19-13 and 19-14 1 ORDINANCE NO. xx – 20 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * * * AMENDING THE ZONING MAP AND APPROVING A PLANNED DEVELOPMENT ZONING DISTRICT WITH AMENDED STAGE 1 AND STAGE 2 DEVELOPMENT PLANS FOR THE GRAFTON DAYCARE AND RETAIL PROJECT APN 985-0061-018 PLPA 2018-00010 The Dublin City Council does ordain as follows: SECTION 1. RECITALS A. The Applicant, Eddy Li, is proposing to construct three commercial buildings totaling 31,860 square feet on a 3.68-acre site within a portion of the 12.23-acre Grafton Plaza site. The proposed development and applications are collectively known as the “Project.” B. The project site is located south of Dublin Boulevard between Summit Road and Grafton Street within the Eastern Dublin Specific Plan area, and more specifically within the Grafton Plaza Planned Development. C. On May 18, 2010, the City Council approved a Planned Development Rezone with related Stage 1 Development Plan for Grafton Plaza which included the subject site (Ordinance No. 10-10). On April 19, 2016, the City Council approved the Stage 2 Development Plan (Ordinance No. 05-16). The subject site was identified in the approved Ordinance as Commercial. D. On May 18, 2010, the City Council adopted a Mitigated Negative Declaration (MND) by City Council Resolution No. 75-10 in connection with approval of the Grafton Plaza Planned Development Rezone and related Stage 1 Development Plan. E. In compliance with California Environmental Quality Act (CEQA), the project was examined to determine if another environmental document should be p repared. The analysis concluded that the environmental impacts of the Project were analyzed in the previous MND. There is no substantial evidence in the record that any new effect s would occur, that any new mitigation measures would be required, or that an y of the conditions triggering supplemental environmental review under CEQA Guidelines Section 15162 exists. F. Following a properly noticed public hearing on December 10, 2019, the Planning Commission adopted Resolution 19-13, recommending denial of the Planned Development Rezone and related amendments to the previously approved Stage 1 and Stage 2 Development Plans, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours. G. A Staff Report dated January 14, 2020, and incorporated herein by reference, described and analyzed the Project, including the Planned Development Rezone and related amendments to the previously approved Stage 1 and Stage 2 Development Plans, for the City Council. 2 H. On January 14, 2020, the City Council held a properly noticed public hearing on the project, including the proposed Planned Development Rezone and related amendments to the previously approved Stage 1 and Stage 2 Development Plans, at which time all interested parties had the opportunity to be heard. SECTION 2. FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows: 1. The Project PD-Planned Development meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. 2. Development of the Project under the PD-Planned Development zoning will be harmonious and compatible with existing and future development in the surrounding area in that the site will provide new commercial uses in an area that has similar uses nearby and is also adjacent to existing and future workplaces and residential neighborhoods promoting pedestrian and circulation linkages from surrounding uses. B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. The PD-Planned Development zoning for the Project will be harmonious and compatible with existing and potential development in the surrounding area in that: - The Project is planned as an integrated portion of a mixed-use community with distinct but coordinated commercial, hotel and residential uses, and with development standards tailored to the specific needs of each use while maintaining the common areas and interconnections that unite the project elements. - Unifying landscape and architectural treatments and elements link the commercial, hotel and residential uses. - The Project provides interconnected pedestrian and vehicular circulation, interspersed with public plaza’s and open spaces. This layout, in addition to the designated land uses and design guidelines, provide places to shop, stroll, and meet family and friends in a vibrant, comfortable, and contemporary setting. - Truck traffic patterns are designed to avoid any future residential area(s) and the conventional retail/commercial streetscape along the Grafton Street extension while still serving the needs of the retail tenants. 2. The project site is physically suitable for the type and intensity of the zoning district being proposed in that the project site is flat with improved streets and served by existing public utilities. The project site conditions were documented in the Mitigated Negative Declaration (MND) that was previously adopted, and the environmental impacts that have been identified will be mitigated to the greatest degree possible. There are no site challenges that were identified in the MND that will present an impediment to utilization of the site for the intended purposes. There are no major physical or topographic constraints 3 and, thus, the site is physically suitable for the type and intensity of the commercial uses approved through the PD zoning. 3. The PD-Planned Development zoning will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that the Project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures. 4. The PD-Planned Development zoning is consistent with and in conformance with the Dublin General Plan, in that the proposed commercial center is consistent with the Mixed Use/Campus Office land use designation for the site. C. On May 18, 2010, the City Council adopted a Mitigated Negative Declaration (MND) by City Council Resolution No. 75-10 in connection with approval of the Grafton Plaza Planned Development Rezone and related Stage 1 Development Plan. Pursuant to CEQA, the Project was examined to determine if any further environmental review is required. SECTION 3. AMENDMENTS TO THE EXISTING STAGE 1 & STAGE 2 DEVELOPMENT PLANS 1. Statement of proposed uses: Option 1: Mixed Use Residential Development The following use is added as a permitted use with the submission of a Zoning Clearance or Minor Use Permit for Grafton Plaza: - Day Care Center (15+ persons) (see Dublin Municipal Code Section 8.82). 2. Site area, proposed densities, size and new area (Parcel 3) The square footage associated with the buildings/uses on Parcel 3 is amended to read as follows (refer to the Site Plan for the general location of these facilities): Parcel Use Acres Use Approved SF FAR Parcel 1 Residential 6.55 115 units 218,412 .20 Parcel 2 Hotel 2.00 127 rooms 63,298 .11 Parcel 3 Retail 3.68 3 buildings 31,860 Subtotal 12.23 337,110 .31 Water Quality Pond 13.10 drainage 0 0 Total 25.33 337,110 .31 Development of the project site may occur in phases over time provided that adequate parking is provided to support the development using shared parking. Modifications to the proposed size of individual buildings may be approved by the Community Development Director. Letters and numbers shown in the table above do not imply sequence of timing or phasing. 4 The remaining improvements are envisioned to be constructed in one phase as shown below and on the Site Plan. The location, size and configuration of buildings and improvements is conceptual in nature and may be adjusted. Improvements on Parcel 3 include the following: • Retail Building A; • Retail Building B; • Daycare Building. Anticipated New building area (gross square feet): • Building A: 16,038 SF • Building B: : 6,055 SF • Daycare Building: 9,767 SF Total: 31,860 SF 3. Commercial Development Standards The following development standard for Day Care Centers on Parcel 3 has been added: Outdoor Play Area. All activities associated with the outdoor play area for the Day Care Center shall be limited to 10:00 a.m. and 6:00 p.m. Monday through Friday. 4. Amended Site Plan. The Site Plan is amended as shown below: 5 4. Amended Landscape Plan The landscape plan is amended as shown below: 5. Amended Vehicular and Pedestrian Circulation. The vehicular and pedestrian circulation plan is amended as shown below: 6 Commercial preliminary vehicle and pedestrian circulation plan. SECTION 4. POSTING OF ORDINANCE The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public spaces in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. 7 SECTION 5. EFFECTIVE DATE This Ordinance shall take effect thirty (30) days following its adoption. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 4th day of February, 2020, by the following votes: AYES: NOES: ABSENT: ABSTAIN: _____________________________ Mayor ATTEST: _____________________________ City Clerk