HomeMy WebLinkAboutItem 6.1 CommerceOnePD Rez
CITY CLERK
File # D[2i]~[Q]-~[Q]
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: February 6, 2001
SUBJECT:
ATTACHMENTS:
RECOMMENDATION: 1.
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PUBLIC HEARING: P A 00-015 Commerce One Corporate
Headquarters Planned Development Rezone / Stage I & 2 Development
Plan (2nd Reading)
(Report Prepared by: Eddie Peabody, Jr., Community Development
Director)
1.
City Council Ordinance adopting a Planned Development (PD)
Rezone/Stage I &2 Development Plan (with Development Plan
attached as Exhibits A-I and A-2)
City Council Staff Report dated January 16,2001 and Planning
Commission Staff Report dated December 12, 2000, incorporated
herein by reference*
2.
*Not attached, but available at the Community Development Department
Hear Staff Presentation
Open Public Hearing
Hear Applicant's Presentation
Question Staff, Applicant and the Public
. Close Public Hearing
Deliberate
Waive reading and adopt Ordinance amending the Dublin
Zoning Ordinance to a Planned Development (PD) R~zone/
Stage I & 2 Development Plan (with Development Plan
attached as Exhibits A-I and A-2)
PROJECT DESCRIPTION:
Commerce One is proposing an office building complex to be located on a 27.4 acre site located on the
block bounded by 1-580 to the south, Hacienda Drive to the east, the East-West Connector to the north and
Arnold Road to the west. The application involves land within Alameda County's Surplus Property
Authority's Santa Rita area.
An application has been filed for a Planned Development (PD Rezone/Stage I & 2 Development Plan and
a Site Development Review). A Parcel Map, Development Agreement and Master Sign Program are in
progress. If approved this application would allow the development of a four building complex on the
site, which would include four six story office buildings and a dining and fitness center totaling 780,000
square feet of floor area, surface parking, a five level parking garage, landscaping and related
improvements. Commerce One is a business to business electronic commerce software firm that would
COPIES TO: The Applicant
The Property Owner
In House Distribution
ITEM NO. ~
utilize this project as their headquarters facility. Up to 3,000 employees could be located at this facility.
The project will be built in two or three phases and it is currently anticipated that the initial phase
(380,000 sq. ft.) will begin construction in 2001.
A model of the proposed development along with a color and materials board will be presented at the City
Council meeting.
BACKGROUND:
City Council Action:
At a public hearing held on January 16,2001, the City Council introduced an Ordinance adopting the
Planned Development rezoning and Stage I & 2 Development Plan for the project. After the public
hearing, the Ordinance was scheduled for a second reading at the February 6, 2001 City Council meeting.
As required by the Dublin Municipal Code, a second reading is necessary prior to final adoption of the
rezoning ordinance, which will classify the site as a Planned Development (PD) District, with a Stage 1 &
2 Development Plan establishing regulations for the use, development, improvements and maintenance of
the property. The proposed PD zoning would be consistent with the Eastern Dublin Specific Plan, and the
General Plan land use designations and policies for this site.
Planning Commission Action:
The Commerce One project also includes applications for a Site Development Review, Tentative Parcel
Map, Development Agreement and a Master Sign Program. At a public hearing held on December 12,
200 I the Planning Commission adopted a Resolution approving the Site Development Review, and
recommended City Council approval of a Planned Development Rezone for the project. At a public
hearing held on January 23, 2001 the Planning Commission adopted a Resolution recommending City
Council approval of a Development Agreement for the project.
Recommendation
Staff recommends that the City Council open the public hearing, deliberate and adopt an Ordinance
(Attachment I) approving a Planned Development Rezone/Stage I & 2 Development Plan attached as
Exhibits A-I & A-2.
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ORDINANCE NO. - 00
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY LOCATED BETWEEN
HACIENDA DRIVE, INTERSTATE 580, ARNOLD DRIVE AND THE EAST -WEST
COLLECTOR (LOT 4, TRACT 7233) TO A PLANNED DEVELOPMENT ZONING DISTRICT
AND ADOPTING A DEVELOPMENT PLAN FOR P A 00-015
WHEREAS, Commerce One has requested approval of a Planned Development Rezone Stage
I and 2/Development Plan, and Site Development Review to allow the construction of 4-six story
office buildings containing a total of 780,000 square feet surface and structural parking and related
improvements on 27.4 acres ofland located between Hacienda Drive, Interstate 580,m Arnold Drive
and the East West Collector (Lot 4, Tract 7233) within the Eastern Dublin Specific Plan area; and
WHEREAS, the Applicant/Developer has submitted a complete application for a Planned
Development Rezone, including a Development Plan (Exhibits A-I & A-2) as required by Section 8.32 of
Title 8 of the Dublin Municipal Code which meets the requirements of said section, which is available and
on file in the Planning Department; and
WHEREAS, the site will be rezoned to Planned Development for "Campus Office" in
conformance with the General Plan and Eastern Dublin Specific Plan; and
WHEREAS, pursuant to the California Enyironmental Quality Act (CEQA), an Initial Study
was prepared and it was determined that the proposed project is within the scope of the Final
Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan
which was certified by the City Council by Resolution No. 51-93, and the Addenda dated May 4, 1993,
and August 22, 1994 (the "EIR"), and that no additional significant impacts are expected and no new
mitigation measures are needed; and
WHEREAS, the Planning Commission did hold a properly noticed public hearing on said
application on December 12, 2000 and did adopt Resolution 00-69 recommending that the City
Council adopt an ordinance approving a Planned Development (PD) Rezone/Development Plan for
Commerce One Corporate Headquarters (P A 00-0 IS); and
WHEREAS, the City Council held a public hearing on said application on January 16,2001 and
February 6, 2001; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted to the City Council recommending approval of the
project; and
WHEREAS, the City Council did hear and use their independent judgment and considered all
said reports, the initial study, recommendations, and testimony hereinabove set forth and makes the
following findings:
A. The Planned Development Rezone Stage I & 2 are consistent with the general provisions,
intent and purpose of the General Plan in that the project would result in development with the
ATTACHMENT 1
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land uses allowed by said designation and will contribute towards implementation of the
General Plan; and
B. The Planned Development Rezone Stage I & 2 is consistent with the general provisions and
purpose of the PD Zoning District of the Zoning ordinance. The Planned Development Rezone
will be appropriate for the subject property in terms of setting forth the purpose, applicable
provisions of the Dublin Zoning Ordinance, range of permitted and conditional uses and
Development Standards, which will be compatible with existing Campus Office land use
designations, in the immediate vicinity; and
C. The Planned Development Rezone Stage I & 2 Development Plan is consistent with the
general provisions, intent and purpose of the PD Zoning District of the Zoning Ordinance in
that it contains all information required by Section 8.32 of the Zoning Ordinance and
accomplishes the objectives of Section 8.32.010, A through H, of the Zoning Ordinance; and
D. The Planned Development Rezone Stage I & 2 will not have a substantial adverse effect on
health, safety or be substantially detrimental to the public welfare or be injurious to property or
public improvement, as all applicable regulations will be met; and
E. The Planned Development Rezone Stage I & 2 will not overburden public services or facilities
as all agencies must commit to the availability of public services prior to the issuance of any
building permit, as required by City laws and regulations; and
F. The Planned Development Stage I & 2 will be consistent with the policies of Eastern Dublin
Specific Plan/General Plan; and
G. The Planned Development Stage I & 2 will create an attractive, efficient and safe environment
through development standards contained in the Development Plan; and
H. The Planned Development Stage I & 2 will benefit the public necessity, convenience and
general welfare; and
I. The Planned Development Rezone Stage I & 2 will be compatible with and enhance the
general development of the area because it will be developed pursuant to a comprehensive
Development Plan.
NOW, THEREFORE, the Dublin City Council does ordain as follows:
Section 1:
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 following property ("the Property") to a Planned Development Zoning
District:
Approximately 27.4 acres of land generally located at the northwest corner of Hacienda Drive and
Interstate 580, more specifically described as Assessor's Parcel Numbers: 986-005-026.
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A map of the rezoning area is shown below:
GLEASON 9R1VE
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0 PARKWAY !S
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DUBLIN 'BOULEVARD
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EAST-WEST CONNECTOR
S80 FREEWAY
Section 2.
The regulations of the use, development, improvement, and maintenance of the property are set
forth in the Stage I and 2 Development Plans (Exhibits A-I and A-2, hereto) which are hereby approved.
Any amendments to the Stage I and 2 Development Plans shall be in accordance with section 8.32.080 of
the Dublin Municipal Code or its successors.
Section 3.
Except as provided in the Stage I and 2 Development Plans, the use, development, improvement
and maintenance of the Property shall be governed by the provisions of the Dublin Zoning Ordinance.
Section 4.
The Ordinance shall tak~; effect and be enforced thirty (30) days from and after the date of its
passage. 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.
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PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 6th day of February
2001, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
Approved as to form:
City Attorney
Mayor'
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DEVELOPMENT PLAN - COMMERCE ONE
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance of the Commerce One Corporate Headquarters project, located on the
northwest corner of Hacienda Drive and 1-580. This Development Plan meets all the
requirements for Stage 1 and Stage 2 review of the project.
This Development Plan is also represented by the Site, Landscape, Architectural
(floor and elevations) Plans sheets dated received November 30,2000 labeled
Exhibit A-2 to the Ordinance approving this Development Plan (City Council
Ordinance No. 00- ), on file in the Planning Department. The Planned
Development District allows the flexibility needed to encourage innovative
development while ensuring that the goals, policies, and action programs of the
General Plan, Downtown Dublin Specific Plan, and provisions of Section 8.32 of the
Zoning Ordinance are satisfied.
1. Intent. The intent of these Development Regulations and Design Guidelines is to
regulate site development and to promote flexibility-using site planning criteria
specifically for the "Commerce One Headquarters" site. These regulations are
intended to encourage innovative site and design solutions that will accommodate
office and related ancillary uses. The site development plan shall integrate the uses,
structures, parking, open space, workplace amenities, and site circulation to
accommodate a 24-hour integrated workplace environment typical of high-tech
industries. The architecture for all of the structures on site shall incorporate
consistent and recurring design elements in order to provide harmonious and
complementary buildings, which blend with each other and surrounding uses. The
project shall project the image of a cohesive planned business environment.
2. Permitted Uses. The primary use within this Planned Development District shall
be business, administrative and professional offices and ancillary uses related
thereto. The intent of this District is to encourage the location of large-scale office
uses, corporate headquarters or similar higher intensity office users. The following
Principal Uses are permitted in this district:
A. Administrative and professional offices
B. Technology, data or computer center(s)
C. Training/conference center(s)/tele-marketing center(s)
D. Marketing/corporate visitor center(s)
E. Food service/fitness facilities for employees and guests/child care facilities
F. Cellular communication facilities, which do not exceed the allowable height,
limit of this district and are compatible with the structure on which they are
mounted.
G. Research and development laboratories and offices.
H. Parking structures
I. Support structures for back up generators and electrical equipment providing the
architecture is compatible with the architectural theme of the major buildings
EXHIBIT A-I
" ~SY
J. Heliport facilities for non-commercial use if approved by all other required
governmental authorities.
3. Conditional Uses. The following are Conditional Uses allowed in this district and
shall be permitted only if approved by the Planning Commission pursuant to the
City of Dublin Zoning Ordinance.
A. Warehouse and Light Manufacturing (with associated office use)
B. Light manufacturing and processing that produce no noxious odors,
hazardous materials or excessive noise
C. Broadcasting station or studio, excluding sending or receiving tower
D. Cellular communications facilities which exceed the allowable height limit
of this district
E. Community, religious and charitable institutional facilities (excluding
business offices)
F. In-patient and outpatient health facilities as licensed by the State
Department of Health Services
G. Public facilities and uses (excluding offices)
H. Retail commercial establishments to serve site users
I. Eating and drinking establishments
4. Dublin Zoning Ordinance-Applicable Requirements: Except as specifically
modified by the provisions of this PD District Rezone/Development Plan, all
applicable general requirements and procedures of the Dublin Zoning Ordinance
shall be applied to the land uses designated in this PD District Rezone.
5. Site Plan & Architecture: See attached site and elevation plans contained in
Exhibit A-2, Development Plan. This Development Plan applies to an .
approximately 27.44 net acre site shown on this plan on the northwest corner of
Hacienda Drive in the Eastern Dublin Specific Plan area. Any modifications to the
project shall be substantially consistent with these plans and of equal or superior
materials and design quality.
6. Density: The maximum square footage of the proposed development under this
Development Plan (as shown on the site plan) is as follows: 27.44 acres net (30.4
gross) 780,000 square feet total building area in five buildings.
7. Phasing Plan. The project will be constructed in no more than 3 phases.
8. Landscape Plan. Refer to attached landscaping plan included in Exhibit A-2,
Development Plan.
9. Development Regulations. Development regulations for this district are intended
to accommodate the uses allowed in this district. Minor amendments to this
Planned Development may be approved pursuant to Chapter 8.32.080 of the City's
Zoning Ordinance:
A. Minimum building site: 10,000 sf
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B. Maximum development:
1.
2.
3.
4.
5.
Site Area (gross)
Building Net Floor Area:
Floor to Area Ratio (FAR)
Accessory Buildings:
Footprint Coverage:
Office Buildings:
Special UselPavilions:
Parking Structures
Total Footprint Percentage:
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+/- 27.44 ac. or 1,195,286 sf
780,000 sf***
.65
Not to Exceed 20,000 sf***
12.8%
.1%
5.1%
18.0%
*** Accessory Buildings are any freestanding or attached structures which
are used specifically and solely by the occupants of the Development for
non-office uses such as a cafeteria, fitness center, conference center~ or
visitors center. Accessory Buildings shall not be included in the Maximum
Building Net Floor Area.
C. Minimum site & architectural setbacks: The minimum setbacks from the
right of way line for buildings, accessory structures, parking areas,
driveways, and loading areas shall be as follows:
8.
Along East-West Connector: 20 feet
1.
2.
3.
4.
5.
6.
Along Arnold Road: .
Along Hacienda Drive:
Along 580 property line:
Between buildings:
Loading Areas:
15 feet
IS feet
10 feet
20 feet
50 feet from any public street and
screened
20 feet from Arnold Road and 75'
from the "East/West Connector"
Road
50 feet from any public street and
screened
10 feet along Highway 580 property
line
IS feet at all other public streets
D. Maximum Height of Buildings:
Office Buildings: Up to 6 stories, or one hundred ten feet (110') feet
above finished grade measured to the highest point
of the major roof parapet. Roof screens or signature
elements may not extend above that point.
The greater of (a) 5 levels or (b) sixty (60) feet
above finished grade measured to the highest point
of the top-level handrails. Light poles, etc.
7.
Parking Structure Setback:
Accessory Structures:
9.
Parking & Drive Setbacks:
Parking Structure:
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(including, specifically, a helipad) may extend
above the height limit.
E. Parking and Loading: Parking for motor vehicles and bicycles and loading
shall be provided for the uses proposed in this district. The spaces are
sized as follows:
Garage: 8'6" x IT with 24' wide
aisle. Structure columns may intrude into the
required stall width if car doors can open and if the
columns are set back from the drive aisle.
Surface Compact: 8'0" x IT with 26' wide aisle
Surface Standard: 9'0" x 18' with 26' wide aisle (employee parking)
Surface Visitor Stalls: 8'6" x 20' with 26' wide aisle
Compact Stalls:
35% compacts shall be allowed for the
Development
A loop road separating the general surface parking
from the building area shall be 24' wide where no
parking spaces utilize it for backup, and 26' wide
where it is utilized for backup.
Loop Road:
Minimum parking ratios (parking spaces per square feet of net rentable
building floor area) shall be in accordance with Section 8.76.080, D
(office) of the City of Dublin Zoning Ordinance unless modified by this
Agreement. Building area d,evoted to uses such as a cafeteria, kitchen,
fitness center, company. store, corporate visitor center, etc. shall not be
included in the calculation of total rentable area and therefore do not
contribute to the parking requirement.
. I. Shared parking: Individual sites within the Commerce One
Headquarters Site shall be eligible for shared parking as specified
in the Zoning Ordinance: Section 8.76.050 F.
2. Short-term parking for delivery vehicles: The primary location for
short term parking for delivery vehicles, such as Federal Express
and UPS, etc., shall be provided at one centrallocatjon on the site
or at one central location per building. This area shall be of a
sufficient size to accommodate a standard delivery vehicle without
impeding pedestrian or vehicular traffic flow. This area shall not
be within any dedicated travel or fire lane.
3. All required parking should be provided on-site. As noted
elsewhere in these regulations, parking structures shall be located
toward the northerly and westerly boundaries of the site with
setbacks as noted from primary streets.
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4. Conditionally permitted or land uses not specifically referenced in
Chapter 8.76 of the Dublin Zoning Ordinance, generating a certain
parking demand, may be required to provide a parking study to
justify parking demand. The findings of the study shall be
implemented through the adequate provision of parking stalls or
other means including Transportation System Management (TSM)
programs.
5. Parking:
a. Parking spaces provided for each phase must satisfy the
standard based upon the building area constructed with each
phase.
b. Building area for uses serving employees of the office
structures such as a cafeteria, fitness center, data center, may
be exempt from the requirement for additional parking.
c. Required parking may be reduced after completion of the final
phase based on Chapter 8.76.050 E. of the City's Parking
Ordinance (Parking Reductions for an Individual Use).
6. Parking Structures:
Attempts shall be made to locate parking structures as far as
possible from adjacent primary streets. Architectural
embellishments shall be utilized to reduce the visual presence of
the parking structure and to harmonize with the adjacent buildings.
F. Motorcycle Parking: Areas shall be provided for motorcycle parking and
shall be distributed around the site. This area shall be separated from
vehicular and pedestrian traffic and shall be provided at a ratio of not to
exceed 1 motorcycle-parking stall for each 40 automobile parking spaces.
A motorcycle stall shall be a minimum size of not less than 3 feet by 6
feet.
C. Business and Other Signs: Business and other signs are permitted subject
to the City of Dublin Sign Ordinance. A Master Sign Program shall be
submitted for City review as part of the Site Development Review process.
Signs shall be designed and integral with the architectural them of each
building and will be considered in conjunction with the Master Sign
Program for height, size, location and design continuity.
H. Environmental Effects: No uses shall be permitted in this district which
are characterized by noise, vibrations or other environmental effects
specified in the performance standards for this district as set forth in the
City of Dublin Zoning Ordinance.
I. Interior Uses: All Principal Uses in this District and all fabricating,
processing or repair uses accessory thereto shall be conducted within a
building pursuant to the regulations specified in the City of Dublin Zoning
Ordinance.
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J. Maintenance: The maintenance of all parking, loading, landscaping and
internal circulation areas shall be a continuing obligation of the property
owner, pursuant to Covenants, Conditions and Restrictions expressly for
the Commerce One Headquarters site. (CC & R'S) approved by the City.
K. Site Development Review: Any structure, parking area, landscaping,
lighting and signage shall be subject to Site Development Review
(Chapter 8.104 ofthe City of Dublin Zoning Ordinance) and these
guidelines.
10. Design Guidelines
A. Site Development Review: Site development for the Commerce One
Headquarters site shall be governed by the following Design Guidelines
and the Zoning Ordinance of the City of Dublin. The Site Development
Review Application for this site shall address the requirements set forth in
the City of Dublin Zoning Ordinance and shall provide additional
explanatory text and graphics addressing the following topics:
I. Statement of the site development concept, which defines an
attractive and harmpnious development theme for site planning,
architecture and landscape architecture;
2. Site development plan, including calculations of percent coverage
by type of use;
3. Pedestrian Circulation: An on-site pedestrian circulation plan shall
be prepared and submitted at the time of Site Development
Review. This plan will include transitions from public rights of
way to private walkways. Connections between buildings and
. walkways encircling buildings shall be emphasized, which limit or
eliminate the need to cross any vehicular drive aisle.
In instances where pedestrian walkways and motorized vehicles
intersect, a change in pavement material or treatment shall be
utilized.
This pede~trian circulation plan shall emphasize connections
between the public sidewalks and sites in both east-west and north-
south directions.
4. Architectural plans, sections and elevations;
5. Circulation plan for automobiles, parking, motorcycles, trucks,
truck loading spaces, pedestrians and bicycles, including curb radii
and truck maneuvering templates;
6. Landscape Master Plan, including a description of all landscape
materials, such as plants, furniture and fencing; their arrangement
and a preliminary and conceptual irrigation plan; and a calculation
of percent coverage by type of landscaped area;
7. Grading and Utility Plans;
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8. Lighting Master Plan, including a description of the location and
types of fixtures;
9. Master Sign Program, including the specifications for each type of
sign (when approved).
10. A Development Schedule showing the anticipated date of
commencement of construction and occupancy dates.
B. Site Design: Site design is to establish the character, form and aesthetic,
features that contribute to the creation of a development that is in harmony
internally and with its setting and in conformance with standard conditions
of approval and policies of the City of Dublin where applicable.
I. Wherever possible, buildings should be sited in relation to each
other to create a system of semi-enclosed and usable outdoor areas.
2. Buildings should be located so that the buildings and landscaped
areas, not parking areas, create the dominant positive impression of
site character from the surrounding streets.
3. Setback variations among buildings along a street are required. No
two neighboring buildings shall have the same setback for more
than 40% of their frontages. .
4. Exceptions to the stated setback requirements are:
a. Architectural projections (such as eaves, columns or .
arcades) may encroach not more than forty (40) percent
into the setback.
b. Freestanding signage as defined in the Master Signage
Program.
c. As set forth in IV(c) above.
5. All setbacks shall be landscaped.
6. Major vehicular access points shall be oriented to attractive
features of buildings or open space.
7. Signature Statement: Each site, individually or the entire site if it is
developed under a comprehensive plan, shall incorporate a
signature statement, which visually identifies this property. (See
"Open Space Landscaping, Circulation and Architectural Design"
below). .
The intent of this requirement is to create a visual presence of this
development, which defines the style of the project and
differentiates the Commerce One Headquarters Site from similar
developments. Unique landscape elements, such as fountains,
water features, entry gardens, street furniture, etc., are to be 0
incorporated within the site's overall signature element.
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8. The site shall be designed to institute State Regional Water Quality
Control Board Best Management Practices for storm drainage. All
parts of the site, including building pads, parking, loading, access
driveways and maneuvering areas shall be graded and well-drained
and shall be maintained at all times. Drainage outlets shall include
a sign reading "No Dumping/Flows into the Bay".
9. Trash/Recycling Enclosures: There may either be a central
enclosure or each building shall provide adequate and accessible
interior or exterior enclosures for trash and recycling facilities.
Exterior facilities shall be entirely enclosed by a solid fence or wall
and opaque gate no less than six feet in height and shall not be
located near any pedestrian access points or outdoor usable open
space areas. A roof structure acceptable to the Fire Department
shall be used for additional screening from 2 or more story
structures and to prevent winds from blowing refuse deposited in
these enclosures.
10. Location of Parking Structures: Parking structures should be
located as close as possible to Arnold Drive to facilitate access to
the structure from Arnold Drive.
II. Parking Structures: Parking structures shall be located as close as
practical to the northwesterly corner of the site (see IV,E, 6 above).
C. Open Space and Landscaping: A minimum of twenty percent (20%) of the
gross site area shall be provided in open space. Open space shall include
landscaping in entries, plazas/courtyards, parking areas, front and side
yard setbacks and other similar uses, wherein up to ten percent (10%) may
be in the parking areas. Up to 2 feet ofbou'ndary landscaping (front
bumper overhang) may be counted as "parking area landscaping".
I. A common landscape theme and common palette of landscape
materials shall be used throughout the site.
2. All landscaped areas shall be continuously maintained.
3. Landscape design and maintenance should respond to prevailing
water conservation policies and be qompatible with recycled water.
The maj ority of the plant materials shall be well suited to the
climate of the region and shall require minimum water.
4. Plazas/Courtyard Areas: Landscape~ areas shall be provided in the
interior of the site to create comfortable and usable outdoor areas
that integrate hardscape and softscape. Planting, special paving
and other landscaping materials shopld be selected to maximize
enjoyment of the outdoor area, given climatic considerations.
Each site, individually or the entire ~ite, shall incorporate exterior
Courtyard/Plaza areas as a means of delineating the pedestrian
entries to the buildings and on the interior of the grouped buildings
to allow for passive uses, such as eabng areas, etc. The scale of
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these areas should be pedestrian-friendly and attractive to
encourage use.
5. Pedestrian Walkways: Walkways internal to the site shall be
distinguished with special paving. All walkways shall be a
minimum of four (4) feet in width. Adjacent to parking areas, a
minimum of four (4) feet clear distance shall be maintained for
walkways between the car overhang and the opposite edge of the
walkway. (See "Pedestrian Circulation" above)
6. Parking Areas: These standards regulate the provision of off-street
parking spaces for the automobiles of tenants of the premises and
for their clients, customers, employees and visitors. All parking
will be required to remain accessible for these purposes
continuously. The number and dimension of parking stalls shall be
governed by the City of Dublin Zoning Ordinance. Each
unenclosed parking facility shall include a perimeter landscaped
strip, landscaped islands and tree planters.
a. The landscape strips shall be:
(I) 10 feet between the parking area and building
window walls.
(2) 10 feet between the parking area and other building
walls except in areas designated for truck docking,
maneuvering and parking.
(3) The landscaped strip between the parking area and
the property line along a public right of way may
include a shrub wall.
(4) At entries, sidewalks shall be incorporated into the
landscaped strip. A minimum of four (4) feet clear
width shall be maintained for any sidewalk.
b. A minimum of one (1) parking lot tree shall be planted for
every four (4) adjacent parking spaces. For the parking
adjacent to the East and South boundaries of the Development,
the minimum shall be one (1) parking lot tree shall be planted
for every six (6) adjacent parking spaces. Trees shall be
distributed throughout the parking area, shall be of a variety
that offers a shade canopy when mature and shall be a
minimum IS-gallon size when planted. Tree planters shall
have at least standard six-inch curbs on all sides and shall have
good surface drainage. Trees shall be planted as part of the
construction process for the parking area. Diagonal tree well
squares used between rows of parking shall measure a
minimum of 4 1/2 feet by 4 1/2 feet for each outside edge or 6
feet on both diagonals. The design standards established in the
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Dublin Parking Ordinance shall not be applied to cars located
within the parking structure.
7. Parking Structures: Where parking structures are utilized, they
shall be screened with landscaping and the required tree count per
parking stall, as required in the Dublin Parking Ordinance, may be
reduced by as much as 50% with the required trees being placed
around the perimeter of the structure.
8. Signature Statement: In conjunction with the site design and
architectural design of the project, a Landscape/Open Space
Statement shall be incorporated. Visual identity to the Commerce
One Headquarters Site as a unique property shall be created.
Unique landscape elements, such as fountains, water features,
entry gardens, street furniture, etc., are to be incorporated within
the site's overall signature element.
D. Circulation: Access and on-site circulation should allow the movement of
vehicles, bicycles and pedestrians in a safe, efficient and logical manner.
I. Entryways: Attractive entryways shall be provided to individual
parcels for vehicles and pedestrians.
a. Parcel entries should be oriented toward internal or external
open space, landscape or architectural features.
b. Access drives shall be located to orient visitors to the
building entries, wherever feasible.
c. Access drives shall be designed with adjacent lots to
provide sufficient automobile stacking during peak periods
of use.
d. Distinctive landscape materials and focal elements shall be
used at each majority entry.
e. A pedestrian walkway shall link each frontage with a
public sidewalk and on-site pedestrian circulation routes.
2. _ Driveways: Vehicular circulation routes within the site should
provide efficient means of moving goods or passengers while
avoiding long, unbroken drives or aisles in parking areas to
discourage speeding and through-traffic.
3. Signature Statement: Vehicular circulation can encompass both
landscape and pavement alternatives to create an identity unique to
a particular site. Items such as embellished pavement,
roundabouts, etc., which serve to channel and direct traffic, shall
be utilized.
E. Architectural Design: An overall architectural theme is to be established
for the entire site. Through architectural design, a signature statement can
be created to define the Commerce One Headquarters Site and make it
10
):5 '"?f sf
visually unique to similar projects in the vicinity. Utilizing architectural
building materials and architectural design techniques, the Commerce One
Headquarters Site will project a statement to define this site. The
architectural design elements shall coordinate with vehicular and
pedestrian signature elements, as well as the landscaping and open space
signature feature.
I. The front, side, and rear facades of buildings shall be designed to
provide visual interest to pedestrians and motorists. Front and side
building facades shall include sufficient articulation to prevent
long, horizontal elements and uninterrupted walls.
2. The design of windows, reveals, parapets and other architectural
features should promote a visually stimulating and coherent
architectural theme. Long stretches of windows shall be broken up
by perpendicular elements, such as building wall, trellises or
latticework.
3. Entries: Distinctive materials shall be used in the design of entry
areas to highlight these areas.
4. Distinctive rooflines shall be introduced at building entries.
Rooftop mechanical equipment shall be screened from view.
5. Truck docking areas may be designed as a part ofthe overall
architectural design for a building(s), such that the view ofthese
areas shall be screened to the maximum extent feasible from street
views or otherwise architecturally treated to resemble the side or
front of the same building.
6. Outdoor Enclosures: Outdoor Equipment enclosures will be
allowed as required, but shall be designed to accentuate and blend
with the other structures on site.
F. Lighting and Street Furniture: Lighting shall conform with the City of
Dublin standards. Both light standards and street furniture shall establish
an architectural style, which mirrors and complements the building
architecture.
I. Pedestrian walkways, entry areas, courtyards and plazas should be
lighted to provide a sense of personal safety for pedestrians and to
minimize shadows.
2. Interior private streets, driveways and parking areas shall be
lighted with 20-30 foot high fixtures of a consistent character and
quality and shall meet at least the City's minimum foot-candle
lighting standards for public streets.
3. All lighting shall be shielded in a manner that prevents visibility of
the light source and that minimizes glare and light spillover beyond
the perimeter of the development.
11
)b ci 5Y
G. Signage: A clear, hierarchically organized system of signage shall be
provided to orient users to various destinations. All signs are to conform
to the City of Dublin Sign Ordinance and are to be of a uniform style
throughout the site. The signage elements shall complement the site
architectural theme. A Master Sign Program for the site is required in
accordance with Section 8.84.130 ofthe City of Dublin Zoning Ordinance.
H. Utilities: Pad mounted transformers, water mains and other utilities shall
be located and screened to minimize visibility. No structures other than
fencing and landscaping shall be located within any portion of the public
utility easement unless authorized subject to an encroachment permit.
11. Compliance with related Planning Approvals: This Development Plan shall not
be in effect until the final approval of a parcel map creating the Commerce One site.
The Applicant/Developer shall also comply with all the related Site Development
Review conditions of approval for P A 00-0 IS.
12
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EXHIBIT
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SCALE
r--
I
!1"=50'
iN.T.S.
:N.T.s.
'N.IS.
:N.T.S.
i1-:3O'
:1"=30'
11"=30'
il"=3~
I'N.T.S.
N.T.S.
11132"=1'
'1132'=1'
1131'=1'
1132"=1'
1132'=1'
1132'=1'
1132"=1'
1132"=1'
VARIES
1'=50"
NDEX
TITLE SHEET
SITE PLAN
SITE PHOTOS
SITE PHOTOS
SITE AXONOMETRIC
EAST-WEST ROAD PERSPECTNE
GROUND, UPPER PLANS- BLDGS 1, 3,
GROUND, UPPER PLANS - BLOG 2
ROOF PLAN TYPICAL
PLANS - GARAGBPARKING STRIPING DETAILS
ELEVATION - SITE EAST. WEST
ElEVATION - SITE NORTH, SOUTH
ELEVATION - BLDG 1 NORTH (TYPICAL)
ELEVATION - BLOG 1 SOUTH (TYPICAL)
ELEVATION - BLOG 1 WEST (TYPICAL)
ELEVATION - BLOG 1 EAST (TYPICAL)
ELEVATION - GARAGE NORTH, EAST
ElEVATION - GARAGE SOUTH, WEST
ElEVATION - COMMONS BLOG WEST
ELEVATION - COMMONS BLOG NORTH, SOUTH
ENTRY GATES
PHASING PLAN
I
SHEET TITLE
SHEET
AM
A~
AU
AU
AM
AM
ALO
AU
AU
AU
A~
A~
AU
AU
AU
AU
AU
AU
AU
AU
Am
A~1
SHEET NO
ARCHITECTURAL
6,
N
VICINITY MAP
~
c "
g CENTRAL l'j
PARKWAY
-- DUBLIN BOULEVARD
~~ CONNEcrOR
~ a. fREEWAY
PROJECT
DIRECTORY
OWNER
COMMERCE ONE
OWNER'S REPRESENTlTJVE -
GRIGGS RESOURCE GROUP THE EDWARD PIKE COMPANY
3470 Ml DIablo BIYd. 3410ltlOiabloBIvd.
SlIIleA2G5 Sull8A205
Lafayde,CA9454t lafayatte,CA94S49
Brian Griggs. TeLm-m-481O EdwardPlketl~ Tel.92s.2914B18
ARCHITECT. SHELL AND INTERIOR
FORM4INC.
126 PostSl, 3nll1'.
San Francisco. CA 9410a
BcbGlannlnl.John Marx, John Fullerton, ErkSklba.Tel.415-ns.a748
CONTRACTOR
WESCDR
27MCampulDr~Suile175
San Mallo, CA944Q3.251.
Arn!y"'l'''''''''"',T.......,..,W
1'=50'
1'=50'
VARIES
VARIES
1'=10'
VARIES
LANDSCAPE PLAN
LIGHTNING PLAN
LANDSCAPE DETAILS
STREET ENLAAGEMENT PLAN
EAST-WEST CONNECTOR ELEVATION
SECTIONS
L 1.0
L2.0
L3.0
L4.0
L5.0
L6.0
LANDSCAPE
CML ENGINEER
KlER & WRIGHT
1233 Quar1'y Lane, 1145
PIeasanton,CA94566
~k1ReadJer,Chucll:McCaUlll'l,TaL9:zs.z49-65S5
LANDSCAPE ARCHITECT
SMITH & SMITH
15GtNorthPolnt
San FrmclICO,CA94123
HedSmilh,Tel.41s.543-0032
1'=50"
1'=3~
1'=3~
1".30'
t"=3O'
11'=50"
, 1'=50'
11"=50"
i
,
AERIAL PHOTO
GRADING PLAN
GRADING AND DRAINAGE PLAN
GRADING AND DRAINAGE PLAN
GRADING AND DRAINAGE PLAN
GRADING AND DRAINAGE PLAN
UTILITY PLAN
EROSION CONTROL PLAN
SITE PLAN
CW
C~
CM
CU
CM
CM
C~
CM
CM
CIVIL
,l
MECHANICAL ENGINEER
COOPER PREUIT ENGINEERS
999SaratogaAve.
San JO$ll,CA95129
---.KtItCoopll';-T"'~-
~
25 SEPT~OO
~
Date
PtANNJ!i..qjUBMllTAl
PLANNING SUBMITTAL
.E.LANNING SUBMITTAL
Description
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ELECTRICAL ENGINEER
THE ENGINEERING ENTERPRISE
1305 MariMVillagtParkway'
_CA945Ot
Chuck ShalJey,T&I. 510-2S3-15:
WIND CONSULTANT
CERMAK PETERKA PETERSON, INC,
1415 Blue Spruce DrtYe
Ft Collin$, co aosu
J.E.Ctmlak,TtL97G-22t-337t
GEOTECHNICAL
TREADWELL & ROLLO
555 MontgornerySt.., Sultl 1300
Sallfl'1nciseo,CA94-11l
RkhardRodg&l'S,TeU1s.&S5-904G
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31AUG_~
IS SEPT~OO
29NOV~OO
Du"
PLANNING SUBM11T~
PLANNIN<;i_SlJ~...t1!1TAl...
PLANNING SUBMITTAL
Description -- ---~-------
6th FLOOR
3rd. 4th, and 5th FLOOR
vt $1
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PLANNING SUBMITTA,"- 31 AUG~OO
B,t.NNINGSUBMITTAL 2SSEl'T~?O_
~~NINC:;_~\..II:~M1TTAL 29 NOV~OO
Descripti;n ---~
6th FLOOR
3rd, 4th, and 5th FLOOR
J' OJ}
;l.s ~::J $'11
PLANNING ~!.'!MlTTA!.. ~
rJA-NNING SUBMITTAL ~a.'!.:'_~_
PLANbUNG_S!JBMITTAb.- ~!)NOV__QO
Description Date
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165 C spaces
PLANNING SJ.,J~f11TTAL 31 AUG~OO
PLANNING SUBMITTAL ~O?_
PLANNING SUBMITTAL 29 NOV~ 00
Description --- D~re
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j g 15sf
BUILDING ONE
BUILDING TWO
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: (Bldg. #2, visitor I adjacent parking)
~ (PHASE PARKING COUNTS: 1114 CAPS i
':j PHASE 2.
:=~ :~~ls~p:~c;e:ci~~~~+~~~~:~~/
- J
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