HomeMy WebLinkAboutItem 4.03 Emerald Place PD
CITY CLERK
File # D[f][5J[Q]-[S]~
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: November 6,2007
SUBJECT:
PUBLIC HEARING: PA 07-019 Emerald Place Retail Center,
.2nd reading - Planned Development Rezone and Stage I
Development Plan for a 305,000 square foot retail shopping center
on approximately 27.55 acres in the Eastern Dublin Specific Plan
area
Report preparedby Kristi Bascom, Consulting Planner
ATTACHMENTS:
1)
Ordinance approving a Planned Development Rezone and
related Stage 1 Development Plan: for the Emerald Place
Retail Center with the Conceptual. Stage 1 Site Plan attached
as Exhibit A.
City Council Agenda Statement dated October 2, 2007
(without attachments).
2)
RECOMMENDATION: ~ Waive the reading and adopt an Ordinance (Attachment 1)
r\.L,/:V. approving a Planned Development Rezone and related Stage 1
vr- Development Plan for the Emerald Place Retail Center with the
Conceptual Stage 1 Site Plan attached as Exhibit A.
FINANCIAL STATEMENT:
None.
PROJECT DESCRIPTION:
The proposed Project consists of a Stage 1 Planned Development Rezoning application to allow a 305,000
square foot retail shopping center on approximately 27.55 acres in the Eastern Dublin Specific Plan area at
the southwest comer of Hacienda Drive and Martinelli Way. The project as proposed consists of eleven
buildings designed for retail commercial uses. Five of the buildings are "pad" buildings located closer to
the periineter of the site amongst the parking fields, and the other six buildings are centered around a
"Town Green" pedestrian core.
The proposed gross square footage of the center is 305,000 square feet, which includes approximately
270,000 square feet devoted to retail uses and approximately 35,000 square feet for restaurant uses.
However, there is some flexibility proposed to be built into the Planned Development Zoning District that
would allow these numbers to vary within certain ranges related to the mixture ~f retail and restaurant
COPY TO:
Applicant, Property Owner
File
'f3
ITEM NO.
Page 1 of2
G:\PA#\2007\07-019 BHV Lifestyle Center\CC 11.6.07\CCSR Stage 1 PO and Addendum - 2nd rdg 11.6.07jr.doc
uses, as long as the overall vehicle trip generation rate for the project as a whole remains the same. The
details on square footage variation allowed are provided on page 3 of the Draft Ordinance (Attachment 1).
At the September 11, 2007 Planning Commission meeting, Staff presented the project details to the
Commission and public. Although the Commission was in support of the project size, density, and use
type, they were concerned they did not have enough information about the project at the Stage 1 level to
recommend approval of the conceptual site plan. Staff clarified that the site plan is conceptual only, and
that it would be refined in greater detail as the developer prepares the Stage 2 Site Plan and full
architectural details for the Site Development Review submittal. The Planning Commission
recommended approval of the project with the understanding that the site plan shown in the PD Stage One
was conceptual in nature.
The City Council reviewed and considered the Stage 1 Planned Development rezoning and CEQA
Addendum on October 2, 2007. After a brief discussion regarding tne project, the City Council adopted
Resolution 184-07 approving a CEQA Addendum to both the Final Environmental Impact Report for the
Eastern Dublin General Plan Amendment and Specific Plan and the Supplemental Environmental Impact
Report for the Ikea Project, and adopting a Statement of Overriding Considerations.
The City Council also introduced an ordinance rezoning 27.55 acres on the southwest comer of Martinelli
Way and Hacienda Drive to a Planned Development Zoning District and approving the related Stage 1
Development Plan for the Emerald Place Retail Center.
As required by the Dublin Municipal Code, a second reading of the proposed Ordinance is necessary prior
to final adoption of the Planned Development Rezoning and Stage 1 Development P'lan.
In an effort to meet various deadlines for the purchase of subject property, the Applicants have chosen to
move ahead with the Stage 1 Planned Development Rezoning application only at this time. A Stage 2
Development Plan and Site Development Review (SDR) application is anticipated to be filed within the
next several months and Staff is expecting to hold a Design Review Study Session with the Planning
Commission before the end of the year.
RECOMMENDATION:
Staff recommends that the City Council waive the reading and adopt an Ordinance (Attachment 1)
approving a Planned Development Rezone and related Stage 1 Development Plan for the Emerald Place
Retail Center with the Conceptual Stage 1 Site Plan attached as Exhibit A.
Page 2 of2
'un I ~
ORDINANCE NO. xx-07
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY TO THE
PD -PLANNED DEVELOPMENT ZONING DISTRICT AND
APPROVING A RELATED STAGE 1 DEVELOPMENT PLAN FOR THE
EMERALD PLACE RETAIL CENTER PROJECT
PA 07-019
The Dublin City Council does ordain as follows:
SECTION 1: Findings
A. Pursuant to Section 8.32.070 ofthe Dublin Municipal Code, the City Council finds as follows.
1. The Emerald Place Retail Center ("the Proj ect") PD- Planned Development zoning meets the
purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that
creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and
design of the site plan, and uses creative design and a mix of complementary uses to establish the
project as a focal point for the area.
2. Development of the Emerald Place Retail Center under the PD-Planned Development zoning
will be harmonious and compatible with existing and future development in the surrounding area
in that the retail use of the site would utilize the close proximity of 1-580 freeway. The land uses
and site plan provide effective transitions to the surrounding development of campus office, retail
and the 1-580 freeway.
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 Em~rald Place Retail Center will be harmonious
and compatible with existing and potential development in the surrounding area in that the retail
use of the site would utilize the close proximity of 1-580 freeway. The land uses and site plan
provide effective transitions to the surrounding development including adjacent campus office
buildings, 1-580 freeway, and retail uses.
2. The project site is a relatively flat, infill site, with existing infrastructure (including roads,
sewer, storm drain, potable and recycled water, natural gas, and electricity) located immediately
adjacent to the site with no major or unusual physical or topographic constraints and thus is
physically suitable for the type and intensity of the PD-Planned Development district.
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 the Dublin General Plan and Eastern
Dublin Specific Plan in that the retail center is consistent with the General Commercial land use
designation for the site.
/ I - ~ -() 7 '-1,3
ATTACHMENT 1
~oo 1 ~
C. Pursuant to the California Environmental Quality Act, the City Council adopted an Addendum to the
Eastern Dublin EIR and the Ikea Project Supplemental EIR in Resolution xx-07 on October 2,2007. The
Council reviewed and considered the Addendum. and the previously-certified EIR and SEIR prior to
approving the Proj ect.
SECTION 2:
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is
amended to rezone the property described below to a Planned Development Zoning District:
27.55 acres generally located south of the future roadway know as Martinelli Way, east of Arnold
Road, north of 1-580, and west of Hacienda Drive, including APNs 986-0033-002 and 986-0033-
003.
("the Property"). A map of the rezoning area is shown below:
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SECTION 3.
The regulations for the use, development, improvement, and maintenance of the Property are set forth in
the following Stage 1 Development Plan for the Project area, which is hereby approved. Any
amendments to the Stage 1 Development Plan shall be in accordance with section 8.32.080 of the Dublin
Municipal Code or its successors.
Stage 1 Development Plan for the Emerald Place Retail Center
This is a Stage I Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This
Development Plan meets all the requirements for a Stage 1 Development Plan and is adopted as part of
the PD-Planned Development rezoning for the Emerald Place Retail Center, PA 07-019. The Stage 1
Development Plan consists of the items and plans identified below, many of which are contained in the
application materials on file with the City in PA 07-019, incorporated herein by reference and available
for review at the Dublin City Hall.
2
~~l*
The PD-Planned Development District and this Stage 1 Development Plan provides flexibility to
encourage innovative development while ensuring that the goals, policies, and action programs of the
General Plan, Eastern Dublin Specific Plan, and provisions of Chapter 8.32 of the Zoning Ordinance are
satisfied.
1. Zoning. The Zoning for the subject property is PD-Planned Development (P A 07-019).
2. Permitted, Conditional, Prohibited Uses. Uses permitted and conditionally permitted
as provided under Commercial Use Types C-2 (General Commercial Zoning District) in
the Dublin Zoning Ordinance Land Use Matrix in Section 8.12.050. Drive-through
facilities are prohibited.
3. Stage 1 Site Plan, Site Area. Conceptual Site Plan, dated 8/21/07, prepared by BCV
Architects (Attached as Exhibit A). Subject to substantial change, refinement, and
additional detail through the Stage 2 Development Plan process.
4. Site Densities/Development Regulations.
Maximum Building Area 305,000 square feet (may be increased to 327,400 square feet as
provided below)
(305,000 square feet includes 270,000 square feet retail with
ancillary office uses, up to 35,000 square feet restaurant, except as
provided below)
Note: For each one square foot of restaurant square footage that is used for
retail instead, 2.12 square feet of retail square footage is permitted, which would
increase the maximum building area to 327,400 square feet. The project shall
contain no less than 15,000 square feet of restaurant area.
Conversely, for each square foot ofrestaurant space above 35,000 square feet
that is developed, 2.12 square feet of retail square footage shall be removed
from the 270,000 square foot retail area. The project shall contain no more than
45,000 square feet of restaurant area.
Floor Area Ratio .25 FAR (may be increased to .27 FAR or reduced to .24 FAR as
provided below)
Note: .25 FAR permitted with 305,000 square foot project, however for each
one square foot of restaurant square footage that is used for retail instead, 2.12
square feet of retail square footage is permitted, which would increase the FAR
to a maximum of .27. Conversely, for each square foot of retail square footage
that is used for restaurant instead, 0.47 square feet of restaurant square footage
is permitted, which would reduce the FAR to .24
Minimum Building- Property 20' at 1-580, Hacienda Drive and Arllold Road.
Line Access Easement Setback 0' on Martinelli Way.
Parking Spaces Required: 1,250 spaces minimum
(with 270,000 square feet retail and 35,000 square feet restaurant,
office as ancillary use to retail and restaurant establishments) If a
financial service use is established in the Project, additional
parking shall be provided at the rate noted below: If additional
restaurant square footage is permitted beyond 35,000 square feet,
3
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parking shall be provided accordingly.
Retail 1 space per 300 square feet
Restaurant I space per 100 square feet
Office 1 space per 250 square feet
Bank or Financial Services 1 space per 150 square feet [note: see related note above]
Minimum Parking- Property 5' from property line at public streets and Cal Trans right of way
Line Setback (1-580)
Parking Stall Dimensions Per Chapter 8.76 Off-Street Parking And Loading Regulations of
Standards the Dublin Municipal Code, unless otherwise noted below.
Maximum Building Heights: Two-story buildings, to top of roof parapet: 50'
One-story buildings, to top of roof: 35'
Signage Pursuant to an approved Master Sign Program
5. Phasing Plan. The project site will be graded, improved, and constructed as a whole, but
will be broken up into different building permit submittals.
6. Master Landscape Plan. Conceptual Landscape Plan on file.
7. General Plan and Specific Plan Consistency. The Emerald Place Retail Center is
consistent with both the General Plan and Eastern Dublin Specific Plan land use
designations of General Commercial.
8. Inclusionary Zoning Regulations. The project contains only commercial uses. The
Inc1usionary Zoning Regulations do not regulate non-residential projects.
9. Aerial Photo. Aerial photo on file.
10. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically
provided in this Stage 1 Development Plan, the use, development, improvement and
maintenance of the .Property shall be governed by the C-2 (General Commercial Zoning
District) provisions of the Dublin Zoning Ordinance pvrsuant to Section 8.32.060.C. No
development shall occur on this property until a Stage 2 Development Plan and Site
Development Review permit have been approved. for the property.
11. Compliance with adopted mitigation measures. The Applicant/Developer shall comply
with all applicable action programs and mitigation measures of the Eastern Dublin
Specific Plan and General Plan Amendment EIR and the Ikea Project Supplemental EIR.
4
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SECTION 4.
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public
places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of
California.
SECTION 5.
This ordinance shall take effect and be enforced thirty (30) days from and after its passage.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 6th day of November
2007, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\PA#\2007\07-019 BHV Lifestyle CenterlCC I 0.2. 07\CC PD Ord (2).doc
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CITY C L E R ~ 00 1 tf
File # D~[5J[Q-[!][Q]
lfOO- 2-0
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: October 2, 2007
SUBJECT:
PUBLIC HEARING: PA 07-019 Emerald Place Retail Center-
CEQA Addendum, Planned Development Rezone, and Stage 1
Development Plan for a 305,000 square foot retail shopping center
on approximately 27.55 acres in the Eastern Dublin Specific Plan
area (formerly the site for the Hacienda Lifestyle Center and Ikea)
Reportprepared by Kristi Bascom, Consulting Planner
ATTACHMENTS:
1) Resolution approving a CEQA Addendum to both the Final
Environmental Impact Report for the Eastern Dublin General
Plan Amendment and Specific Plan (certified 5/1 oli 993) and
the Supplemental Environmental Impact Report for the Ikea
Project (certified 3/16/2004), and adopting a Statement of
Overriding Considerations, with the Addendum and
Supplementary Traffic Analysis included as Exhibit A and
the Statement of Overriding Considerations attached as
Exhibit B.
2) Ordinance approving a Planned Development Rezone and
related Stage 1 Development Plan for the Emerald Place
Retail Center with the Conceptual Stage 1 Site Plan attached
as Exhibit A.
3) September 11, 2007 Draft Planning Commission Meeting
Minutes.
4) September 11, 2007 Planning Commission Agenda
Statement, without attachments.
5) Planning Commission Resolution 07-46 recommending that
the City Council adopt an Addendum to both the Final
Environmental Impact Report for the Eastern Dublin General
Plan Amendment and Specific Plan (certified 5/10/1993) and
the Supplemental Environmental Impact Report for the Ikea
Project (certified 3/16/2004), without attachments.
6) Planning Commission Resolution 07-47 recommending that
. the City Council adopt an ordinance rezoning 27.55 acres on
the southwest comer of Martinelli Way and Hacienda Drive
to a Planned Development Zoning District and approve the
-------------------------------------------------------------------------------------------------------------
COpy TO: Applicant, Property Owner
File
{
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Page 1 of8
G:IPA#\2007\07-0/9 BHV Lifestyle CenterlCC lO.2.07\CCSR Slage / PD and Addendum (2).doc
ATTACHMENT 2
f1
RECOMMENDATION:
1)
2)
3)
4)
5)
FINANCIAL STATEMENT:
PROJECT DESCRIPTION:
related Stage 1 Development p.lan for the Emerald Placeo 61.1 t.L
Retail Center, without attachments. 0 -0 1
6)
Open the public hearing;
Receive Staff presentation;
Take testimony from the Applicant and the public;
Close public hearing and deliberate;
Adopt Resolution (Attachment 1) approving a CEQA
Addendum to both the Final Environmental Impact Report
for the Eastern Dublin General Plan Amendment and
Specific Plan (certified 5/10/1993) and the Supplemental
Environmental Impact Report for the Ikea Project (certified
3/16/2004), and adopting a Statement of Overriding
Considerations, with the Addendum and Supplementary
Traffic Analysis included as Exhibit A and the Statement of
Overriding Considerations attached as Exhibit B;
Waive the reading and introduce an Ordinance (Attachment
2) approving a Planned Development Rezone and related
Stage 1 Development Plan for the Emerald Place Retail
Center with the Conceptual Stage 1 Site Plan attached as
Exhibit A;
None.
The proposed Project consists of a Stage 1 Planned Development Rezoning application to allow a 305,000
square foot retail shopping center on approximately 27.55 acres in the Eastern Dublin Specific Plan area.
A map of the project area is shown below:
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Page 2 of8
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The project as proposed consists of eleven buildings designed for retail commercial uses. Five of the"O
buildings are "pad" buildings located closer to the perimeter of the site amongst the parking fields, and the
other six buildi~gs are centered around a "Town Green" pedestrian core. A site plan is shown below:
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The proposed gross square footage of the center is 305,000 square feet, which includes approximately
270,000 square feet devoted to retail uses and approximately 35,000 square feet for restaurant uses.
However, there is some flexibility proposed to be built into the Planned Development Zoning District that
would allow these numbers to vary within certain ranges related to the mixture of retail and restaurant
uses, as long as the overall vehicle trip generation rate for the project as a whole remains the same. The
details on square footage variation allowed are provided on page 8 ofthe Draft Ordinance (Attachment 2).
Background
In February 2001, the City Council approved the "Commerce One Project" that allowed for the
development of a four building, 780,000 square foot office complex on the subject site, which was then
designated for Campus Office uses in the General Plan. In August 2001, the Alameda County Surplus
Property Authority (property owner) informed the City that Commerce One was no longer in contract to
purchase the site. In 2003, a development application, Was submitted to the City of Dublin for a General
Plan and Specific PHm Amendment to change the land use designation on the property from Campus
Office to General Commercial, which was approved in 2004, for the IKEA project and the lifestyle center
on the subject site.
In 2004, the City Council approved the development of a 317 ,000 square foot Ikea retail store and a
137,000 square foot "lifestyle center" on approximately 27.55 acres at the northwest comer of Interstate
580 and Hacienda Drive. Blake Hunt Ventures acquired the parcel of land where the lifestyle center was
to be built, and they received Site Development Review approval for the construction of the Emerald
Place Lifestyle Center on 13.0 acres of the 27.55 acres. In late 2006, Ikea withdrew their plans to build a
Page 3 of 8
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store in Dublin, and Blake Hunt Ventures moved to acquire the Ikea parcel as well and to enlarge and
redesign their commercial shopping center on the entire 27.55 acres.
In an effort to deliver a successful lifestyle center project, Blake Hunt Ventures has committed to working
closely with the City of Dublin on the design of the new, expanded center, and sought early input on the
overall design ofthecenter from Staff and the Planning Commission. On February 12,2007, the Planning
Commission went on a field trip with Staff and the Applicant to four different shopping areas in the Bay
Area. Subsequent to the field trip, the Planning Commission had a study session on February 27, 2007
and provided feedback to the Applicant's design team on their preferences for the look and feel of the
center.
Since the field trip and the study session, the Applicant has been finalizing the purchase of the property
and has been preparing the Stage 1 Development Plan. At this time, the Applicant is finalizing the
architectural drawings for the project and will be submitting their Stage 2 Planned Development Zoning
and Site Development Review application shortly. In the meantime, in an effort to meet various deadlines
for the purchase of subject property, the Applicants have chosen to move ahead with the Stage 1 Planned
Development Rezoning application for the property at this time. The Stage 2 PD and SDR application
should follow within the next several months and Staff anticipates a Design Review Study Session with
the Planning Commission in late Fall ofthis year.
ANALYSIS:
Planned Development Rezoning and Related Stage 1 Development Plan.
The Stage 1 Development Plan (See Conceptual Site Plan in Exhibit A to Attachment 2) provides greater
detail on the project proposal. According to Chapter 8.32 (planned Development) of the Dublin Zoning
Ordinance, a Stage 1 Development Plan is intended to:
A. Establish a Planned Development Zoning District through which one or more properties
are planned as a unit with development standards tailored to the site.
B. Provide maximum flexibility and diversification in the development of property.
C. Maintain consistency with, and implement the provisions of, the Dublin General Plan and
applicable specific plans.
D. Protect the integrity and character of both residential andnon-residential areas of the City.
E. Encourage efficient use of land for preservation of sensitive environmental areas such as
open space areas arid topographic features.
F. Provide for effective development of public facilities and services for the site.
G. Encourage use of design features to achieve development that is compatible with the area.
H. Allow for creative and imaginative design thatwiU promote amenities beyond those
expected in conventional developments.
A Stage 1 Development Plan is required to contain the following items:
1. Statement of permitted, conditionally permitted, accessory uses
2. Stage 1 Site Plan (Conceptual only)
3. Site Details
4. Maximum development density permitted
5. Phasing Plan
6. Master Landscape Plan
7. Consistency with General Plan and any specific plans
8. Consistency with Inclusionary Zoning Regulations
9. Aerial Photo
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The following section will briefly analyze each item ofthe Emerald Place Retail Center Stage 1
Development Plan.
IltJbllf
1. Statement of Uses. The Project will provide a variety of commercial land uses including
retail, eating, drinking and entertainment establishments, office, personal service, and other
general commercial uses. These uses are permitted on the site assuming that the
development regulations of the ProjecfsPlahned Development Ordinance can be met.
2. Conceptual Stage 1 Site Plan. The Conceptual Stage 1 Site Plan is a general, schematic
depiction of the location of the proposed buildings and uses on the site. Adjustments to
internal vehicle circulation routes, pedestrian connections within and to the project, parking
requirements and layout, and a more precise site plan will be developed at the subsequent
PD Zoning District/Stage 2 Development Plan. Precise infrastructure improvements,
which have already been discussed preliminarily, will also be formalized in the Stage 2
Development Plan.
3. Site area. proposed densities. and development regulations. The COll(~eptual Stage 1 Site
Plan shows a retail center with a total of 305,000 square feet. According to the plans
submitted by the Applicant, it is anticipated that 270,000 square feet will be devoted to
retail uses and 35,000 square feet could be devoted to restaurant uses. However, the Stage
1 Development Plan allows for some flexibility in this allocation. At the least, 293,800
square feet of building will be constructed on the subject property, including a minimum of
248,000 square feet of retail and maximum of45,000 square feet of restaurant. At the high
end, a maximum of 327,400 square feet of building will be constructed on the site,
including a maximum of 312,400 square feet of retail and a minimum of 15,000 square feet
restaurant. These variations are intended to provide some flexibility to the Applicant as
they recruit businesses and finalize their tenant mix, while still staying within the
acceptable range of traffic to be generated by the project based on the different uses. The
traffic analysis is fully explained as part of the CEQA Addendum for the project. The
Supplementary Traffic Analysis is included in Exhibit A to Attachment 1)
4. Phasing Plan. The project site will be graded, improved, and constructed as a whole, but
will be broken up into different building permit submittals.
5. Master Landscape Plan. The Conceptual Landscape Plan is part of the Project Application
and serves as the Stage 1 Development Plan Master Landscape Plan. It is being refined as
the Stage 2 Development Plan is being developed.
6. Consistency with General Plan and Eastern Dublin Specific Plan. The proposed project is
consistent with the General Plan arid Eastern Dublin Specific Plan land use designations of
General Commercial. .
7. Inclusionarv Zoning Regulations. The project contains only commercial uses. The
Inclusionary Zoning Regulations do not regulate non-residential projects.
8. Aerial Photo.. An aerial photo has been submitted with the, Project Application;
PLANNING COMMISSION HEARING OF SEPTEMBER 11, 2007:
At the September 11, 2007 Planning Commission meeting, Staff presented the project details to the
Commission and public. Although the Commission was in support of the project size, density, and use
type, they were concerned they did not have enough information about the project at the Stage 1 level to
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recommend approval of the conceptual site plan. Staff clarified that the site plan is conceptual only, aiiciU
that it would be refined in greater detail as the developer prepares the Stage 2 Site Plan and full
architectural details for the Site Development Review submittal.
Specifically, the Planning Commission expressed concerns regarding the following issues on the
Conceptual Stage 1 Site Plan: .
1. Ensuring adequate access and queuing space at the project's main entrance of Martinelli Way;
2. Ensuring that the orientation and architecture of the buildings would provide adequate screening of
delivery and loading areas;
3. Ensuring that the project would present an attractive face to all major frontages, including
Hacienda Drive, Interstate 580, Martinelli Way, as well as internally to the project's core "Town
Green" area; and
4. Ensuring that the windy conditions of Dublin are adequately taken into consideration in the design
of the center.
After discussion regarding the above issues, the Commission indicated. that they would be supportive of
the Stage 1 PD rezoning if it was made clear that the Stage 1 Site Plan was approved in concept only, and
that it was possible substantial changes could be made to the site plan through the Stage 2 and Site
Development Review process. Additionally, the Planning Commission wanted to have a study session on
the project once more detail could be provided to the Commission, including pedestrian and vehicle.
circulation, site landscaping, and building massing. Both Staff and the Applicant committed. to bringing
more details to the Commission for their feedback before the Stage 2/SDR is finalized.
. '
Following the Public Hearing, the Planning Commission deliberated, made revisions to the Draft
Resolution and Draft Ordinance clarifying the conceptual nature of the Stage 1 Site Plan,.and voted to
adopt the following Resolutions: -
. Planning Commission Resolution 07-46 (Attachment 5) recommending that the CIty Council
adopt an Addendum to both the Final Environmental Impact Report for the Eastern Dublin
General Plan Amendment and Specific Plan (certified 5/10/1993) and the Supplemental
Environmental Impact Report for the Ikea Project (certified 3/16/2004); and
. Planning Commission Resolution 07-47 (Attachment 6) recommending that the City Council
adopt an ordinance rezoning 27.55 acres on the southwest comer of Martinelli Way and Hacienda
Drive to a Planned Development Zoning District and approve the related Stage 1 Development
. Plan for the Emerald Place Retail Center.
ENVIRONMENTAL REVIEW
On May 10, 1993, the Dublin City Council adopted Resolution 53-93 approving the Eastern Dublin
Specific Plan and General Plan Amendment. At the same time, the City Council adopted Resolution 53-
91 certifying a Program Environmental Impact Report for the Eastern Dublin Specific Plan and General
Plan Amendment, hereinafter referred to as the Eastern Dublin EIR (SCH 91103064). This
Environmental Impact Report evaluated the environmental impacts associated with developing the 6,920
acre Eastern Dublin planning area with a range of residential, commercial, light industrial, open space,
parks, schools, and other public uses.
In 2003, a development application was submitted to the City of Dublin for a General Plan and Specific
Plan Amendment to change the land use. designation on the subject property from Campus Office to
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. ,. .' I ?D1.. I ~
General CommercIal. The development proposal for the 27.55 acre subject property mcluded a 317,000U
square foot Ikea retail store and a 137,000 square foot "lifestyle" retail center on the southwest comer of
Hacienda Drive and Martinelli Way.
A Supplemental EIR was completed, which examined the potential impacts of the Ikea store and the
neighboring lifestyle center. On March 16, 2004, the City Council certified the Supplemental EIR (SEIR)
via Resolution 44-04. The Council's approval included findings and a Statement. of Overriding
Considerations related to supplemental Air Quality and Traffic Impacts identified in the SEIR.
The development that is now proposed to take place on. the subject property revises the commercial
project that was analyzed in the Ikea Project Supplemental EIR. In order to determine if there were any
environmental impacts that were present with the revised project proposal that were not already addressed
(and mitigated if necessary) in the Supplemental EIR, an Initial Study was completed. The Initial Study,
dated August 3, 2007, determined that although the overall project size is smaller than the original
Ikea/Lifestyle Center project, an additional examination of potential impacts to the traffic and circulation
section ofthe SEIR should be completed to ensure that no new significant environmental impacts could be
identified and that no increase in the severity ofthe previously-identified impacts would be discovered.
An Addendum to the Supplemental EIR and the Environmental Impact Report for the Eastern Dublin
Specific Plan and General Plan Amendment has been prepared which compares the two projects, assesses
the traffic generation rates of the proposed project in relation to that which was analyzed in the SEIR. The
Addendum concludes that no new significant environmental impacts have been identified and no
substantial increase in the severity of previously identified impacts has been discovered. The Addendum
includes the Initial Study, and along with the Supplementary Traffic Analysis conducted, is included as
Exhibit A to Attachment 1.
The Applicant/Developer is required to comply with all applicable action programs and mitigation
measures ofthe Ikea Project Supplemental Environmental ImpactReport (SEIR), the Final Eastern Dublin
Specific Plan and General Plan Amendment EIR, and the Mitigation Monitoring and Reporting Plans
(MMRP) of both documents.
PUBLIC NOTICING:
In accordance with State law, a Public,Hearing Notice was mailed to all property owners and
occupants/residents within three hundred feet of the Project site and to all parties requesting such notice.
The Public Hearing Notice provided a description of the Project including the location, approvals sought
and environmental review undertaken. The Public Hearing Notice was also published in the Valley Times
and posted at several locations throughout the City.
CONCLUSION:
This application has been reviewed by the applicable City departments and agencies, and. their comments
have been incorporated into the Stage 1 Development Plan. The proposed project is consistent with the
Dublin General Plan, Eastern Dublin Specific Plan, and represents an appropriate project for the site.
RECOMMENDATION:
Staff recommends that the City Council: 1) Open the public hearing; 2) Receive Staff presentation; 3)
Take testimony from the Applicant and the public; 4) Close public hearing and deliberate; 5) Adopt
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Resolution (Attachment I) approving a CEQA Addendum to both the Final Environmental Impact Re~tj"b I '-t,
for the Eastern Dublin General Plan Amendment and Specific Plan (certified 5/10/1993) and the
Supplemental Environmerital Impact Report for the Ikea Project (certified 3/16/2004), and adopting a
Statement of Overriding Considerations, with the Addendum and Supplementary Traffic Analysis
included as Exhibit A and the Statement of Overriding Considerations attached as Exhibit B; 6) Waive the
reading and introduce an Ordinance (Attachment 2) approving a Planned Development Rezone and related
Stage 1 Development Plan for the Emerald Place Retail Center with the Conceptual Stage 1 Site Plan
attached as Exhibit A.
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