HomeMy WebLinkAboutItem 6.2 GPA Corrie Center CITY CLERK
File # 0420-30
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: March 7, 2000
SUBJECT:
PUBLIC HEARING PA 99-010 Corrie Center Phase II Office
Development, General Plan Amendment and Planned Development Rezone
/ Development Plan
(Report Prepared by: Anne Kinney, Assistant Planner)
ATTACHMENTS:
1. City Council Resolution adopting a Negative Declaration
2. City Council Draft Resolution approving a General Plan Amendment
3. City Council Ordinance adopting a Planned Development (PD)
Rezone/Development Plan (with Development Plan attached as Exhibits
A-1 and A-2)
4. Initial Study/Negative Declaration
5. Planning Commission Staff Report dated February 22, 2000,
incorporated herein by reference*
* Not attached, but available at the Planning Department, City Hall
RECOMMENDATION:
o
2.
3.
4.
5.
6.
7.
o
.
10.
Hear Staff Presentation
Open Public Hearing
Hear Applicant's Presentation
Question Staff, Applicant and the Public
Close Public Hearing
Deliberate
Adopt (Attachment 1) City Council Resolution adopting a Negative
Declaration
Indicate intent to approve the proposed General Plan Amendment at
the City Council meeting on June 20th, 2000
Waive reading and introduce Ordinance (Attachment 3) amending
the Dublin Zoning Ordinance to approve a Planned Development
(PD) Rezone/Development Plan (with Development Plan attached as
Exhibits A-1 and A-2), and
Schedule the second reading of the Ordinance for June 20, 2000
PROJECT DESCRIPTION:
This application includes an amendment to the General Plan, a Planned Development (PD) Rezone /
Development Plan for a new 46, 110 square foot office building with a sub-grade parking level and a two-
level (one-sub-grade) parking structure at 7950 Dublin Boulevard.
A model of the proposed development will be presented at ~the City Council meeting.
G:\pa99010\ccsr. doc
COPIES TO: The Applicant/Property Owner
PA File
ITEM NO.
ANALYSIS
The project site is located within Dublin's downtown area at the southeast intersection of Dublin
Boulevard and San Ramon Road. The site area consists of approximately 4.5 acres and is currently
developed with a three-story L-shaped office building (70,790 square feet), surface parking and
landscaped areas. The proposed four-story office building (46, 110 square feet) and parking structure
would be located to the rear of the existing building and would be connected to it via a one-story glass
enclosed foyer. The property is surrounded by commercial development including Coco's restaurant to the
north, the Monarch Hotel to the south and Earl Anthony's bowl to the east and is bounded by San Ramon
Road and the 1-580 off-ramp to the west and southwest.
The existing General Plan land use designation for the project site is "Retail/Office". The project site is
located within "Zone 2: General Commercial" of the Downtown Dublin Specific Plan and the proposed
project complies with this designation. The current zoning for the site is C-1 Retail Commercial Zoning
District.
General Plan Amendment:
Processing:
Under State Law, the City can only make four changes to the land use element of the General Plan during
any calendar year. However, each change may include several amendments. To date, the City has
received four requests to amend the land use element of the General Plan which includes the following
projects: Dublin Ranch, Areas F, G and H, Greenbriar Homes, Sybase Development and the Corrie Center
project. The City would like to group actions taken to amend the General Plan, in order to preserve the
right to make a fourth change to the Plan later in the year.
Staff recommends that the City Council consider the proposed General Plan' Amendment for the Corrie
Center project and indicate its intent to approve the Amendment. The final resolution to approve this
General Plan Amendment will be presented to the City Council in conjUnction with the Sybase project in
June, 2000.
Analysis:
The proposed project meets the intent of the Retail/Office designation of the General Plan which allows
business and office uses. However, the project currently conflicts with the maximum floor area ratio
requirement of the General Plan which is .5. The project site plans indicate a site coverage of .59.
The General Plan Amendment proposes to increase the maximum floor area ratio for the Retail/Office land
use to .6. Retail/Office designated property within the city exists within the downtown area and on the
west side of San Ramon Road. The Dublin General Plan contains policies which encourage the
intensification of the downtown area through the development of mixed use, pedestrian-orientated
development.
It is city policy to require all developers to finance the cost of a traffic study to evaluate traffic and
circulation impacts of a proposed project. This will ensure that any traffic impacts generated by a project
will be adequately identified and mitigated to eliminate impacts to city roadways. The City Site
Development Review process will ensure that the site has adequate parking, landscaping and access to
accommodate the proposed building floor area.
The increase in the maximum floor area ratio for the Retail/Office land use category is appropriate, as it is
consistent with General Plan policies which encourage the intensification of downtown retail and office
uses. This FAR is also appropriate for Retail/Office areas located on the edge of the downtown area as
city policy requires projects to be reviewed on an individual basis to ensure that the density of the proposed
development will be compatible with the site, traffic patterns and surrounding uses.
Planned Development Rezone
The Dublin Zoning Ordinance establishes the intent, purpose and requirements of the Planned
Development District and requires that a Development Plan be adopted to establish regulations for the
use, development, improvement and maintenance of the property within the requested Planned
Development Zoning District.
A Development Plan has been prepared for the Corrie Center, depicting development concept and
addressing the requirements of the Zoning Ordinance. The proposed Development Plan is attached and
consists of: Exhibit A-1, the Planned Development Provisions (including permitted and conditional uses
and development regulations) and Exhibit A-2, the applicants proposed site, architectural, landscape and
other plans. The approval of this Development Plan will complete the two-stage PD zoning process, in
accordance with the City's Zoning Ordinance.
Permitted uses and Development Regulat ions: The proposed uses and setbacks outlined in the
Development Plan are consistent with the City's Zoning Ordinance. The Development Plan as proposed
would allow a maximum building height of 53' 3" in this district, which is approximately 8 feet higher
that that allowable in the C-1 Retail Commercial Zoning District. This increase in building height is
appropriate as the project is located within an urbanized area, there are no adjacent residences that would
be affected and quality views of Dublin would not be impacted.
The site plan has adequate access and parking to accommodate the existing and proposed building floor
area of the project. The traffic study prepared for the project (Omni Means, August, 1999) concludes that
the proposed project would not negatively impact the traffic capacity of San Ramon Road and Dublin
Boulevard intersection which would continue to operate at a level-of-service C or better. However, the
proposed project will generate additional vehicular trips in the area which will impact city roadways. The
apPlicant has agreed to contribute traffic mitigation funds which will assist in offsetting costs of public
roadway maintenance and planned roadway .improvements in the area.
Site Plan: The property is currently developed with an existing L-shaped three-story office building,
located in the northern portion of the site. The remainder of the site is developed with parking and
landscaped areas. The site is accessed off of Dublin Boulevard and Regional Street via two 2-lane 40-foot
wide access driveways. The proposed four-stow office building would be located to the rear of the
existing building and would be connected to it via a one-stow glass enclosed foyer. The new building
would include a sub-grade parking level. A two-level (one sub-grade level) parking structure would be
constructed to the south of the proposed building. The office building and the parking structure would be
connected via a vehicular driveway and a second level pedestrian pathway
Architecture: The Corrie Center project has been designed to create a cohesive office development and
maintain the existing building fabric of the area. The existing building facade will be remodeled (new
windows, parapet and paint) to match the new building's architecture. Building elevations will
incorporate pop-out columns, parapet wall and glass window system. Both buildings will incorporate
neutral colors of creamy beige and light gray contrasted by blue/gray windows set in black aluminum
frames. The one-stow glass enclosed foyer which connects the two buildings will serve as the primary
building entrance.
Landscaping: Site landscape features inclUde a decorative central courtyard area between the two
buildings with ornamental tree planting, seating areas, decorative paving and water features. In addition,
building entry areas have embellished landscaping and decorative paving. Additional landscaping will be
required along the sites northern boundary and within the parking lot areas to provide additional shade and
to enhance the aesthetic appearance of the project.
Pedestrian Access: The subject project is located within a half mile of the proposed West Dublin BART
Station at Golden Gate Drive. A planned roadway 'St. Patrick Way' when completed would connect
Golden Gate Drive to Regional Street. The property owner has agreed to construct (prior to 2006) a
pedestrian pathway from the proposed project through the adjacent parcel to Regional Street, to provide
future office employees a direct pedestrian link to the future West Dublin BART Station.
OTHER APPROVALS REQUIRED
The Corrie Center Phase II Office project also includes applications for a Conditional Use Permit, and
Site Development Review. The Staff Report to the Planning Commission recommended approval of the
project subject to conditions. The Planning Commission at a public hearing on February 22, 2000,
adopted a Resolution approving the Conditional Use Permit and Site Development Review (subject to City
Council approval of the General Plan Amendment and Planned Development).
ENVIRONMENTAL REVIEW
A Negative Declaration has been prepared for the project pursuant to the California Environmental
Quality Act (CEQA), State CEQA Guidelines and the City of Dublin Environmental Guidelines. The 20-
day review period began on February 1, 2000 and ended on February 21, 2000. A Negative Declaration
has been prepared because the project will not have a significant effect on the environment. To date, no
comment letters were received on the project. A copy of the Initial Study/Negative Declaration is
attached as Attachment 4 to this staff report.
CONCLUSIONS
The project, as conditioned including the Planned Development Rezone / Development Plan is consistent
with the Dublin General Plan as amended, the Downtown Dublin Specific Plan and Dublin Zoning
Ordinance.
RECOMMENDATION:
Staff recommends the City Council open the Public Hearing, deliberate and adopt the following
resolutions:
1. Adopt City Council Resolution (Attachment 1) adopting a Negative Declaration
2. Indicate intent to approve the proposed General Plan Amendment at a later date
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Waive reading and introduce the Ordinance (Attachment 3) amending the Dublin Zoning
Ordnance to approve a Planned Development (PD) Rezone/Development Plan Stage 1 and 2
with Development Plan attached as Exhibits A-1 and A-2
4. Schedule the second reading of the Ordinance for the June 20, 2000 City Council meeting
RESOLUTION NO. 2000-
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
ADOPTING A NEGATIVE DECLARATION FOR PA 99-010,
CORRIE CENTER PHASE II OFFICE DEVELOPMENT
WHEREAS, Sid Corrie of the Corrie Development Corporation (Applicant/Property Owner) has
requested approval of a General Plan Amendment to allow an increase in the maximum Floor Area Ratio
from .5 to .6 for the 'Retail/Office' land use category, a Planned Development Rezone Stage 1 & 2 /
Development Plan and Site Development Review to allow the construction of a 46,110 square foot, four-
story, 53 foot high office building, with sub-grade parking and a two level (one sub-grade) parking structure
and retailed improvements and Conditional Use Permit to allow a portion of the required parking for the
office project to be located on the adjacent property; on 4.5 acres of land currently developed with a three-
story office building, surface parking and landscaped areas at the southeast quadrant of Dublin Boulevard
and San Ramon Road, 7950 Dublin Boulevard (APN 941-1500-037-00) within the Downtown Dublin
Specific Plan; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and implementing
Guidelines, an Initial Study has been prepared to assess the proposed project. Based on the Initial Study, a
Negative Declaration has been prepared and is on file with the Dublin Planning Department. The project as
proposed will not have a significant impact on the environment; and
WHEREAS, a completed application for each of the requested actions is available and on file in the
Dublin Planning Department; and
WHEREAS, a 20 day public review period was held for the Negative Declaration from February 1
through February 21, 2000; and
WHEREAS, no letters commenting on the Negative Declaration was received during the comment
period; and
WHEREAS, the Planning Commission did hold a properly noticed public hearing on said application
on February 22, 2000 and did adopt a Resolution recommending that the City Council adopt a Negative
Declaration for PA 99-010; and
WHEREAS, a properly noticed public hearing was held by the City Council on March 7, 2000; and
WHEREAS, a Staff Report was submitted recommending that the City Council adopt a Negative
Declaration for PA 99-010; and
ATTACHMENT 1
WHEREAS, the City Council did hear and use their independent judgment and considered all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby make
the following findings and determinations regarding said Negative Declaration:
1. The Corrie Center Phase II Office project application will not have a significant effect on the
environment based on a review of the Initial Study and public testimony.
2. The Negative Declaration has been prepared in accordance with State and local environmental
laws and guideline regulations.
3. The Negative Declaration is complete and adequate.
BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby adopt a
Negative Declaration attached as Attachment 4 to the Staff Report for PA 99-010, Corrie Center Phase II
Office Project.
PASSED, APPROVED AND ADOPTED this 7th day of March, 2000
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
g:\99-010\CCRESOGP
RESOLUTION NO. 2000-
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING A GENERAL PLAN AMENDMENT FOR PA 99-010,
CORRIE CENTER PHASE II OFFICE DEVELOPMENT
WHEREAS, Sid Corrie of the Corrie Development Corporation (Applicant/Property Owner) has
requested approval of a General Plan Amendment to allow an increase in the maximum Floor Area Ratio
from .5 to .6 for the 'Retail/Office' land use category; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and implementing
Guidelines, an Initial Study has been prepared to assess the proposed project. Based on the Initial Study, a
Negative Declaration has been prepared and is on file with the Dublin Planning Department. The project as
proposed will not have a significant impact on the environment; and
WHEREAS, a completed application for each of the requested actions is available and on file in the
Dublin Planning Department; and
WHEREAS, a 20 day public review period was held for the Negative Declaration from February 1
through February 21, 2000; and
WHEREAS, no letters commenting on the Negative Declaration was received during the comment
period; and
WHEREAS, the Planning Commission did hold a properly noticed public hearing on said application
on February 22, 2000 and did adopt a Resolution recommending that the City Council approve a General
Plan Amendment for PA 99-010; and
WHEREAS, a properly noticed public hearing was held by the City Council on March 7, 2000; and
WHEREAS, a Staff Report was submitted recommending that the City Council approve a General
Plan Amendment PA 99-010; and
WHEREAS, the City Council did hear and use their independent judgment and considered all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT the Dublin City Council does hereby make the
following findings and determinations with regard to the proposed General Plan Amendment:
The proposed Amendment is in the public interest and is consistent with the goals, policies,
general provisions and purpose of the Dublin General Plan which contains policies which
ATTACHMENT 2
.
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encourage the intensification of the downtown area through the development of mixed-use
pedestrian-orientated development.
The proposed Amendment is appropriate for the 'Retail/Office' land use category because city
policies require that a traffic study be prepared for all new development projects to evaluate the
project's impact on city roadways and recommends mitigation measures to reduce any potential
impacts to a level of insignificance; the city Site Development Review process will ensure that the
proposed project has adequate parking, access, and will be compatible with surrounding land uses,
thereby ensuring that the density of future development will not overburden public services and
would complement surrounding development.
The Amendment will not have a substantial adverse effect on public health or safety, or be
substantially detrimental to the public welfare, to be injurious to property or public improvements.
BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby approve
an Amendment to the Dublin General Plan, increasing the floor area ratio to .6 for
'Retail/Office' land use category for PA 99-010, Corrie Center Phase II Office Project.
PASSED, APPROVED AND ADOPTED this th day of__
,2000
AYES:
NOES:
ABSENT:
ATTEST:
Mayor
City Clerk
g:\99-010\CCRESOGP
ORDINANCE NO. - 00
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY LOCATED AT THE
SOUTHEAST QUADRANT OF SAN RAMON ROAD AND DUBLIN BOULEVARD
(APN 941-1500-037-00) TO A PLANNED DEVELOPMENT ZONING DISTRICT AND
ADOPTING A DEVELOPMENT PLAN FOR PA 99-010
WHEREAS, Sid Corrie of the Corrie Development Corporation (Applicant/Property
Owner) has requested approval of a General Plan Amendment to allow an increase in the
maximum Floor Area Ratio from .5 to .6 for the 'Retail/Office' land use category, a Planned
Development Rezone / Development Plan and Site Development Review to allow the
construction of a 46,110 square foot, four-story, 53 foot high office building, with sub-grade
parking and a two level (one sub-grade) parking structure and retailed improvements and
Conditional Use Permit to allow a portion of the required parking for the office project to be
located on the adjacent property; on 4.5 acres of land currently developed with a three-story
office building, surface parking and landscaped areas at the southeast quadrant of Dublin
Boulevard and San Ramon Road, 7950 Dublin Boulevard (APN 941-1500~037-00) within the
Downtown Dublin Specific Plan; and
WHEREAS, the Applicant has submitted a complete application for a Planned
Development Rezone, including a DeVelopment Plan as required by Chapter 8.32 Of Title 8 of
the Dublin Municipal Code which meets the requirements of said Chapter; and
WHEREAS, the site will be rezoned from "Retail Commercial" to "Planned
Development"; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and
implementing Guidelines, an Initial Study has been prepared to assess the proposed project.
Based on the Initial Study, a Negative Declaration has been prepared and is on file with the
Dublin Planning Department. The project as proposed will not have a significant effect on the
environment; and
WHEREAS, the Downtown Dublin Specific Plan which was adopted in 1987 designates
the property within Zone 2: General Commercial, which states that this area is constrained from
substantial development intensification due to the traffic capacity of the San Ramon Road and
Dublin Boulevard Intersection which at that time operated at a level-of-service E; and
WHEREAS, sinCe the adoption of the Downtown Dublin Specific Plan in 1987, both
Dublin Boulevard and San Ramon Road have been widened to six-lane roadways to improve
downtown circulation and the traffic study prepared to evaluate the projects' impact on the
circulation pattern of the city determined that the project would not have a significant impact on
ATTACHMENT 3
the traffic capacity of San Ramon Road and Dublin Boulevard intersection which would continue
to operate at a level-of-service C or better; and
WHEREAS, the project will generate additional vehicular trips which will impact city
roadways, the applicant has agreed to contribute traffic mitigation funds to offset the costs of
roadway maintenance and improvement; and
WHEREAS, the Planning Commission did hold a properly noticed public hearing on said
applications on February 22, 2000, and did adopt a Resolution recommending that the City
Council approve the Planned Development Rezoning and Development Plan for PA 99-010; and
WHEREAS, a properly noticed public hearing was held by the City Council on March 7,
2000; and ???, 2000; and
WHEREAS, a Staff Report was submitted recommending that the City Council approve
the application; and
WHEREAS, on March 7, 2000 the City Council adopted a Negative Declaration and on
??, 2000 the City Council approved a General Plan Amendment for the project; and
WHEREAS, pursuant to Section 8.32.070 and 8.120.050 of the Dublin Municipal Code,
the City Council makes the following findings:
The Planned Development Rezone Stage 1 & 2 are consistent with the general provisions,
intent, and purpose of the General Plan (as amended) and the Downtown Dublin Specific
Plan, in that the project would result in development with the land uses allowed by said
designation, and will contribute towards implementation of said Plan; and
o
The Planned Development rezone Stage 1 & 2, are consistent with the general provisions,
intent 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 conditionally permitted uses and Development Standards, which will be compatible
with existing retail commercial and recreational uses in the immediate vicinity; and
o
The Planned Development rezone Stage 1 & 2, are 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
.
The Planned Development Rezone Stage 1 & 2, will not have a substantial adverse effect
on health or 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
2
o
The Planned Development Rezone Stage 1 & 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 permits as required by City laws and regulations; and ~
o
The Planned Development Rezone Stage 1 & 2, will be consistent with the policies of the
Dublin General Plan and the Downtown Dublin Specific Plan; and
o
The Planned Development rezone Stage 1 & 2, will create an attractive, efficient and safe
environment though development standards contained in the Development Plan; and
o
The Planned Development Rezone Stage 1 & 2, will benefit the public necessity,
convenience and general welfare; and
o
The Planned Development Rezone Stage 1 & 2, will be compatible with and enhance the
general development of the area because it will be developed pursuant to a :
comprehensive Development Plan.
WHEREAS, the City Council did hear and use their independent judgment and considered
all said reports, recommendations and testimony hereinabove set forth.
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 4.5 acres of land generally located at the southeast quadrant of San
Ramon Road and Dublin Boulevard; 7950 Dublin Boulevard, more specifically
described as Assessor's Parcel Numbers: 941-1500-037-00.
A map of the rezoning area is shown below:
SECTION 2.
The regulations of the use, development, improvement, and maintenance of the Property
are set forth in the Stage 1 and 2 Development Plans (Exhibits A-1 & A-2, hereto) which are
hereby approved. Any amendments to the Stage 1 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 1 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.
This Ordinance shall take 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.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this th day of
., 2000, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
Approved as to form:
City Attorney
g:\PA99-010\reord.doc
DEVELOPMENT PLAN
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for ·
the Corrie Center Phase II Office project, located on the southeast quadrant of Dublin
Boulevard and San Ramon Road; 7950 Dublin Boulevard (APN 941-1500-037-00). This
Development Plan meets all of the requirements for Stage 1 and Stage 2 review of the
project.
This Development Plan is also represented by the, Site, Landscape and Architectural (flOor
and. elevations) Plans, sheets dated received December 28, 1999 labeled Exhibit A-2 to the
Ordinance approving this Development Plan (City Council Ordinance No. O0- ), and 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.
.
.
.
.
.
Permitted Uses: All permitted uses in the Dublin Zoning Ordinance for the C-1 Retail
Commercial Zoning District are permitted uses in this PD / C-1 (Planned Development
Retail Commercial) Zoning District.
Conditional Uses: All conditional uses in the Dublin Zoning Ordinance for the C-1
Retail Commercial Zoning District are conditional uses in this PD / C-! (Planned
Development Retail Commercial) Zoning District.
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.
Site Plan & Architecture: See attached site and elevation plans contained in Exhibit A-
2, Development Plan. This Development Plan applies to approximately 4.5 acre site
shown on this plan on the southeast quadrant of San Ramon Road and Dublin Boulevard;
7950 Dublin Boulevard. Any modifications to the project shall be substantially
consistent with these plans and of equal or superior materials and design quality.
Density: The maximum square footage of the proposed development under this
Development Plan (as shown on the site plan) is as follows: 4.5 acres, 116, 900 square
feet total building area in two buildings of 70, 790 square feet (existing)and 46, 110
square feet (proposed).
EXHIBIT A-1
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Phasing Plan. The project will be constructed in one phase.
Landscaping Plan. Refer to attached landscaping plan included in EXhibit A-2,
Development Plan, Sheet 7.
Development Standards
Lot Dimensions: See the C-l, Retail Commercial Zoning District development
regulations, Chapter 8.36.030 of the Zoning Ordinance.
Lot Size: See the C-1, Retail Commercial Zoning District development regulations,
Chapter 8.36.030 of the Zoning Ordinance.
Front, Rear, and Side yard Setbacks: See the C-I, Retail Commercial Zoning District
setback regulations, Chapter 8.36.030 of the Zoning Ordinance.
Building Height: 53' 3" maximum
Floor Area Ratio: The FAR within this district shall not exceed .59
Parking/Garages: Parking shall be provided as shown on the site plan in Exhibit A-2,
Development Plan, Sheet 2, as approved through the related Site Development Review
and Conditional Use Permit for PA 99-010.
Compliance with related Planning Approvals: The Applicant/Developer shall comply
with all the related Site Development Review and Conditional Use Permit conditions of
approval for PA 99-010.
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CORRIE CENTER PHASE II
INITIAL STUDY
File No. PA 99-010
Lead Agency: City of Dublin
Prepared: January 2000
ATTACHMENT 4
INTRODUCTION
This initial study has been prepared by the City of Dublin to assess the potential
environmental effects of the proposed General Plan Amendment, Planned Development (PD)
District Rezone, Conditional Use Permit and Site Development Review for the Corrie Center Phase
II project. The analysis is intended to satisfy the requirements of the California Environmental
Quality Act (CEQA), and provide the City with adequate information for project review. This initial
study includes a project description, environmental checklist and discussion focused upon issues
identified in the checklist.
In summary, this Initial Study concludes that the project will not pose any significant adverse
environmental impacts.
The Initial Study was prepared based upon the location of the project, staff office review,
field review, comments from City, County and local agencies, use of City Planning Documents, the
CEQA Law and Guidelines, and City of Dublin CEQA Guidelines.
PROJECT DESCRIPTION
The proposed project, located at the south-east comer of San Ramon Road and Dublin Boulevard, consists of
constructing a new four-story office building (46, 110 square feet) with one sub-grade parking level and a two-
level (one sub-grade level) parking structure. The site area totals approximately 4.5 acres and is currently
developed with a three-story (70,790 square feet) L-shaped office building, surface parking and landscaped
areas. The proposed four-story office building would be located to the rear of the existing building and would
be connected to it via a one-story glass enclosed foyer. The existing building fafade will be remodeled (new
windows, parapet and paint) to complement the new buildings architecture. Refer to Vicinity Map and Project
Plans attached as Figure 1 and Figure 2, respectively.
The existing General Plan land use designation for the project site is Retail/Office. The project is located within
"Zone 2: General Commercial" of the Downtown Dublin Specific Plan and the proposed project complies with
this designation. The existing zoning is C-l, Retail Commercial Zoning District.
The project requires the following planning permit approvals: 1) an amendment to the General Plan to allow an
increase in the Floor Area Ratio for Retail/Office designated land from a range of .25 -.5 to .25 - .6; 2) a
Planned Development (PD) District Rezone that includes a Stage 1 and Stage 2 Development Plan to allow an
increase in building height of S' 3" from 45 feet (as allowed in the C-1 Zoning District regulations) to 53' 3";
3) a Conditional Use Permit to allow a portion of the required parking to be located on the adjacent parcel and
4) a Site Development Review for the construction of a 46, 100 square foot office building, two-level parking
structure and installation of surface parking, landscaping and signage.
Environmental Checklist Form
Initial Study
le
Project title: PA 99.010, Corrie Center Phase II General Plan Amendment, Stage 1 and 2 Planned
Development (PD) Rezoning, Conditional Use Permit and Site Development Review.
2. Lead agency name and address: City of Dublin, 100 Civic Plaza, Dublin CA 94568
3. Contact person and phone number: Anne Kinney, Assistant Planner (925) 833-6610
4. Project location: Southeast comer of Dublin Blvd and San Ramon Road (7950 Dublin Boulevard)
5. Assessors Parcel Number(s): 941-1500-037-00
6. Project sponsor's name and address: Sid Corrie, Corrie Development Corporation, 7950 Dublin
Blvd., Ste. 111, Dublin, CA 94568
7. General Plan designation: Retail/Office
8. Zoning: C-1 Retail Commercial Zoning District
9. Specific Plan designation: Zone 2: General Commercial
10. Description of project:
(see previous page)
11. Surrounding land uses and setting: Briefly describe the project's surroundings:
The property is located within Dublin's downtown area and is surrounded by commercial development.
Surrounding land uses include Coco's restaurant built to the immediate north of the site. To the south
and south east of the site lies the Monarch Hotel. Earl Anthony's Bowl has been built to the east of the
project site. West of the property, San Ramon Road has been built. A gas station and other commercial
development exists west of San Ramon Road.
12. Other public agencies whose approval is required: (e.g., permits, financing approval, or
participation agreement.)
- Building permits (City of Dublin)
- Utility connection and permits (Dublin San Ramon Services District)
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmemal factors checked below would be potentially affected by this project, involving at
least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following
pages.
~-~ Aesthetics
[-~ Agriculture Resources
~-~ Air Quality
~-~ Biological Resources
~-~ Cultural Resources
~-~ Geology/Soils
~-~ Hazards & Hazardous Materials ~-~ Hydrology / Water Quality
Use / Planning
~-~ Mineral Resources
~-~ Noise
~--~ Population/Housing
~-~ Public Services
~-~ Recreation
[--~ Transportation/Traffic
~-~ Utilities / Service Systems
~ Mandatory Findings of significance
DETERMINATION: (To be completed by the Lead Agency)
On the basis of this initial evaluation:
~ I find that the proposed project COULD NOT have a signifiicant effect on the environment, and
a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, there
will not be a significant effect in this case because revisions in the project have been made by or agreed
to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
~-~ I fiind that the proposed project MAY have a signifiicant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
~'~ I fiind that the proposed project MAY'have a "Potentially signifiicant impact" or "potentially
significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately
analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by
mitigation measures based on the earlier analysis as described on attached sheets. An
ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain
to be addressed.
b~ I find that although the proposed project could have a significant on environment,
effect
the
ecause all potentially significant effects (a) have been analyzed adequately in an earlier EIR or
'NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or
mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or
mitigation measures that are imposed upon the proposed project, nothing further is required.
Signature Date
Printed name: Anne Kinney, Assistant Planner
For: PA 99-010 Corrie Center Phase II
project, GPA, PD Rezone, CUP & SDR
EVALUATION OF ENVIRONMENTAL IMPACTS:
1)
A brief eXplanation is required for all answers except "No Impact" answers that are adequately
supported by the information sources a lead agency cites in the parentheses following each question.
A "No Impact" answer is adequately supported if the referenced information sources show that the
impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault
rupture zone). A "No Impact" answer should be explained where it is based on project-specific
factors as well as general standards (e.g., the project will not expose sensitive receptors to
pollutants, based on a project-specific screening analysis).
2)
All answers must take account of the whole action involved, including off-site as well as on-site,
cumulative as well as project-level, indirect as well as direct, and construction as well as operational
impacts.
3)
Once the lead agency has determined that a particular physical impact may occur, then the checklist
answers must indicate whether the impact is potentially significant, less than significant .with
mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is
substantial evidence that an effect may be significant. If there are one or more "Potentially
Significant Impact" entries when the determination is made, an EIR is required.
4)
"Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to
a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and
briefly explain how they reduce the effect to a less than significant level (mitigation measures from
Section XVII, "Earlier Analyses," may be cross-referenced).
s)
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process,
an effect has been adequately analyzed in an earlier EIR or negative declaration. Section
15063(c)(3)(D). In this case, a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b)
Impacts Adequately Addressed. Identify which effects from the above checklist were
within the scope of and adequately analyzed in an earlier document pursuant to applicable
legal standards, and state whether such effects were addressed by mitigation measures
based on the earlier analysis.
c)
Mitigation Measures. For effects that are "Less than Significant with Mitigation
Measures Incorporated," describe the mitigation measures which were incorporated or
refined from the earlier document and the extent to which they address site-specific
conditions for the project.
6)
Lead agencies are encouraged to incorporate into the checklist references to information sources for
potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or
outside document should, where appropriate, include a reference to the page or pages where the
statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources used or
individuals contacted should be cited in the discussion.
8) This is only a suggested form, and lead agencies are free to use different formats; however, lead
agencies should normally address the questions from this checklist that are relevant to project's
environmental effects in whatever format is selected.
9)
The explanation of each issue should identify:
a) The significance criteria or threshold, if any, used to evaluate each question; and
b) The mitigation measure identified, if any, to reduce the impact to less .than significance
Environmental Impacts. The source of determination is,listed in parenthesis. See listing of sources
used to determine each potential impact at the end of the checklist. A full discussion of each item is
found following the checklist
I. AESTHETICS-- Would the project:
a) Have a substantial adverse effect on a scenic vista?
(Source: 1, 2, 3 )
b) Substantially damage scenic resources, including, but no
limited to, trees, rock outcroppings, and historic buildings
within a state scenic highway? (Source:l, 2, 3 )
c) Substantially degrade the existing visual character or
quality of the site and its surroundings?
(Source:l, 2, 3)
d) Create a new source of substantial light or glare which
would adversely affect day or nighttime views in the area?
(Source: 1, 2, 3, )
II. AGRICULTURE RESOURCES -- In determining
whether impacts to agricultural resources are significant
environmental effects, lead agencies may refer to the
California Agricultural Land Evaluation and Site
Assessment Model (1997) prepared by the California
Dept. of Conservation as an optional model to use in
assessing impacts on agriculture and farmland. Would the
project:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as shown
on the maps prepared pursuant to the Farmland Mapping
and Monitoring Program of the California Resources
Agency, to non-agricultural use? (Source:l, 2, 3, 4, 5 )
b) Conflict with existing zoning for agricultural use, or a
Williamson Act contract? (Source:2, 4, 6 )
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
X
x
X
x
X
X
,,
c) Involve other changes in the existing environment
which, due to their location or nature, could result in
conversion of Farmland, to non-agricultural use?
(Source:l, 2, 3 )
III. AIR QUALITY-- Where available, the significance
Criteria established by the applicable air quality
Management or air pollution control district may be
.Relied upon to make the following determinations. Would
The project:
a) Conflict with or obstruct implementation of the
applicable air quality plan?(Source: 1,2 )
b) Violate any air quality standard or contribute
substantially to an existing or projected air quality
violation? (Source: 1, 2 )
c) P(esult in a cumulatively considerable net increase of
any criteria pollutant for which the project region is non-
attainment under an applicable federal or state ambient
air quality standard (including releasing emissions which
exceed quantitative thresholds for ozone precursors)?
(Source: 1, 2 )
d) Expose sensitive receptors to substantial pollutant'
concentrations?(Source: 1, 2 )
e) Create objectionable odors affecting a substantial
number of people?(Source: 1, 2 )
IV. BIOLOGICAL RESOURCES --Would the project:
Potentially Less Than Less Than N°
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
x
,
X
X
X
X
X
a) Have a substantial adverse effect, either directly or
'through habitat modifications, on any species identified as
candidate, sensitive, or special status species in local or
regional plans, policies, or regulations, or by the California
Department of Fish and Game or U.S. Fish and Wildlife
Service? (Source: 1, 2, 3)
b) Have a substantial adverse effect on any riparian habitat
or other sensitive natural community identified in local or
regional plans, policies, regulations or by the California
Department of Fish and Game or US Fish and Wildlife
Service? (Source: 1, 2, 3).
c) Have a sUbstantial adverse effect on federally protected
Wetlands as defined by Section 404 of the Clean Water Act
(including, but not limited to, marsh, vernal pool, coastal,
etc.) through direct removal, filling, hydrological
interruption, or other means? (Source: 1, 2 )
d) Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors,
or impede the use of native wildlife nursery sites?
(Source:l, 2)
e) Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
ordinance? (Source: 1, 2 )
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation Plan
or other approved local, regional, or state habitat
conservation plan? (Source: 1, 2 )
V. CULTURAL RESOURCES -- Would the project:
a) Cause a substantial adverse change in the significance
of a historical resource as defined in § 15064.5?
(Source: 1, 2,)
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
X
X
x
X
x
X
X
b)
of an archaeological resource pursuant to § 15064.5?
(Source: 1, 2)
Cause a substantial adverse change in the significance
c) Directly or indirectly destroy a unique paleontolOgical
resource or site or unique geologic feature? (Source:l, 2)
d) Disturb any human remains, including those interred
outside of formal cemeteries? (Source: 1, 2)
VI. GEOLOGY AND SOILS -- Would the project:
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or death
involving:
i) Rupture of a known earthquake fault, as delineated on the
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on other
substantial evidence of a known fault? Refer to Division of
Mines and Geology Special Publication 42. (Source: 1,2,7 )
ii) Strong seismic ground shaking? (Source: 1, 2, 7 )
iii) Seismic-related ground failure, including liquefaction?
(Source: 1, 2, 7 )
iv) Landslides? (Source:l, 2, 7 )
b) Result in substantial soil erosion or the loss of topsoil?
(Source:l, 2, 7 )
c) Be located on a geologic unit or soil that is unstable, or
that would become unstable as a result of the project, and
potentially result in on- or off-site landslide, lateral
spreading, subsidence, liquefaction or collapse?
(Source:l, 2, 7 )
Potentially Less Than Less Than No
SignifiCant Significant Significant Impact
Impact i with Impact
1
i Mitigation
I Incorporation
i
X
X
X
X
X
X
X
X
X
l0
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
X
X
,,
x
x
x
x
d) Be located on expansive soil, as defined in Table 18-1-B
of the Uniform Building Code (1994), creating substantial
risks to life or property? (Source:l, 2, 7 )
e) Have soils incapable of adequately supporting the use of
septic tanks or alternative waste water disposal systems.
where sewers are not available for the disposal of waste
water? (Source: 1, 2)
VII. HAZARDS AND HAZARDOUS MATERIALS --
Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or disposal
of hazardous materials? (Source: 1, 2 )
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous
materials into the environment? (Source: 1, 2 )
c) Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-
quarter mile of an existing or proposed school?
(Source:l, 2 )
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result,
would it create a significant hazard to the public or the
environment? (Source: 1, 2 )
Poter~tially Less Than Less Than No
Significant Significant Significant Impact
ImpaCt with Impact
Mitigation
Incorporation
X
x
x
x
X
x
I
I
i x
i
e) For a project located within an airport land use plan
or, where such a plan has not been adopted, within two
miles of a public airport or public use airport, would the
project result in a safety hazard for people residing or
working in the project area? (Source: 1, 2 )
f) For a project within the vicinity of a private airstrip,
would the project result in a safety hazard for people
residing or working in the project area? (Source: 1, 2 )
g) Impair implementation of or physically interfere with
an adopted emergency response plan or emergency
evacuation plan? (Source: 1, 2 )
h) Expose people or structures to a significant risk of loss,
injury or death involving wildland fires, including where
wildlands are adjacent to urbanized areas or where
residences are intermixed with wildlands? (Source: 1, 2 )
VIII. HYDROLOGY AND WATER QUALITY-
Would the project:
a) Violate any water quality standards or waste discharge
requirements? (Source: 1, 2 )
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of
the local gro ~undwater table level (e.g., the production
rate of pre-existing nearby wells would drop to a level
which would not support existing land uses or planned
uses for which permits have been granted)? (Source: 1, 2 )
c) Substantially alter the existing drainage pattern of the
site or area, including through the alteration of the
course of a stream or river, in a manner which would
result in substantial erosion or siltation on- or off-site?
(Source:l, 2 )
12
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
X
x
x
X
X
X
X
X
d) Substantially alter the existing drainage pattern of the
site or area, including through the alteration of the
course of a stream or river, or substantially increase the
rate or amount of surface runoff in a manner which would
result in flooding on- or off-site? (Source: 1, 2 )
e) Create or contribute runoff water which would exceed
the capacity of existing or planned stormwater drainage
systems or provide substantial additional sources of
polluted runoff? (Source: 1, 2 )
f) Otherwise substantially degrade water quality?
(Source:l, 2 )
g) Place housing within a 100-year flood hazard area as
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation map?
(Source: 1, 2 )
h) Place within a 100-year flood hazard area structures
which would impede or redirect flood flows? (Source:l, 2
i) Ex~oose people or structures to a significant risk of loss,
injury or death involving flooding, including flooding as a
result of the failure of a levee or dam? (Source: 1, 2 )
j) Expose people or structures to a significant risk of loss, i
involving inundation by seiche, tsunami, or mudflow?
(Source: 1, 2 )
IX. LAND USE AND PLANNING - Would the project:
a) Physically divide an established community?
(Source:l, 2, 3 )
13
b) Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the project
(including, but not limited to the general plan, specific
plan, local coastal program, or zoning ordinance)
adopted for the purpose of avoiding or mitigating an
environmental effect? (Source: 1, 2, 4, 5, 6)
c) Conflict with any applicable habitat conservation plan
or natural community conservation plan? (Source: 1, 2, 3 )
X. MINERAL RESOURCES -- Would the project:
a) Result in the loss of availability of a known mineral
resource that would be of value to the region and the
residents of the state? (Source: 1, 2)
b) Result in the loss of availability of a locally-important
mineral resource recovery site delineated on a local
general plan, specific plan or other land use plan?
(Source: 1, 2, 4)
XI. NOISE - Would the project result in:
a) Exposure of persons to or generation of noise levels in
excess of standards established in the local general plan
or noise ordinance, or applicable standards of other
agencies? (Source: 1, 2, 4)
b) Exposure of persons to or generation of excessive
groundborne vibration or groundbome noise levels?
(Source: 1, 2)
c) A substantial permanent increase in ambient noise
levels in the project vicinity above levels existing without
the project? (Source:l, 2)
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above levels
existing without the project? (Source: 1, 2)
14
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
X
X
X
X
X
X
X
X
e) For a project located within an airport land use plan
or, where such a plan has not been adopted, within two
miles of a public airport or public use airport, would the
project expose people residing or working in the project
area to excessive noise levels? (Source: 1, 2)
f) For a project within the vicinity of a private airstrip,
would the project expose people residing or working in
the project area to excessive noise levels? (Source: 1, 2, )
XII. POPULATION AND HOUSING-
Would the project:
a) Induce substantial population growth in an area,
either directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension
of roads or other infrastructure)? (Source: 1, 2, 3 )
b) Displace substantial nUmbers of existing housing,
necessitating the construction of replacement housing
elsewhere? (Source: 1, 2., 3 )
c) Displace substantial nUmbers of people, necessitating
the construction of replacement housing elsewhere?
(Source: 1, 2, 3 )
XIII. PUBLIC SERVICES
a) Would the project result in substantial adverse
physical impacts associated with the provision of new or
physically altered governmental facilities, need for new
or physically altered governmental facilities, the
construction of which could cause significant
environmental impacts, in order to maintain acceptable
service ratios, response times or other performance
objectives for any of the public services:
3.5
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
x
X
x
X
X
,,
Fire Protection? (Source: 1, 2)
Police Protection? (Source: 1, 2)
Schools? (Source: 1, 2)
Parks? (Source: 1, 2 )
Other Public Facilities? (Source: 1, 2 )
XIV. RECREATION--
a) Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of
the facility would occur or be accelerated? (Source: 1, 2 )
b) Does the project include recreational facilities or
require the construction or expansion of recreational
facilities which might have an adverse physical effect on
the environment? (Source: 1, 2)
XV. TRANSPORTATION/TRAFFIC-
Would the project:
a) Cause an increase in traffic which is substantial in
relation to the existing traffic load and capacity of the
street system (i.e., result in a substantial increase in either
the number of vehicle trips, the volume to capacity ratio
on roads, or congestion at intersections)? (Source: 1, 2, 8)
b) Exceed, either individually or cumulatively, a level of
service standard established by the county congestion
management agency for designated roads or highways?
(Source: 1, 2, 8 )
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
X
X
X
X
X
X
X
X
X
3.6
c) Result in a change in air traffic pattems, including
either an increase in traffic levels or a change in location
that results in substantialsafety risks? (Source: 1, 2)
d) Substantially increase hazards due to a design feature
(e.g., sharp cmwes or dangerous intersections) or
incompatible uses (e.g., farm equipment)? (Source: 1, 2 )
e) Result in inadequate emergency access? (Source: 1, 2 )
f) Result in inadequate parking capacity? (Source: 1, 2 )
g) Conflict with adoPted policies, plans, or programs
supporting alternative transportation (e.g., bus turnouts,
bicycle racks)? (Source: 1, 2, )
XVI. UTILITIES AND SERVICE SYSTEMS--
Would the project:
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
(Source:l, 2 )
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects? (Source: 1, 2 )
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
X
X
X
X
X
X
X
17
c) Require or result in the construction of new storm
water drainage facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects? (Source:l, 2 )
d) Have sufficient water supplies available to serve the
project from existing entitlements and resources, or are
new or expanded entitlements needed? (Source: 1, 2 )
e) ResUlt in a determination by the wastewater treatment
provider which serves or may serve the project that it has
adequate capacity to serve the project's projected
demand in addition to the provider's existing
commitments? (Source: 1, 2 )
f) Be served by a landfill with sufficient permitted
capacity to accommodate the project's solid waste
disposal needs? (Source: 1, 2 )
g) Comply with federal, state, and local statutes and
regulations related to solid waste? (Source: 1, 2 )
XVII. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to degrade the quality
of the environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or Wildlife population
to drop below self-sustaining levels, threaten to eliminate
a plant or animal community, reduce the number or restrict
rare or endangered plant or animal or eliminate important e
major periods of California history or prehistory? (Source: 1
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
b) Does the project have impacts that are individually limit
but cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects of a
project are considerable when viewed in connection with
the effects of past projects, the
effects of other current projects, and the effects of probable
projects)? (Source:l, 2)
c) Does the project have environmental effects
which will cause substantial adverse effects on
human beings, either directly or indirectly? (Source: 1, 2, )
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
X
X
Sources used to determine potential environmental impacts:
o
2.
3.
4.
5.
6.
7.
8.
Determination based on location of project.
Determination based on staff office review.
Determination based on field review.
Determination based on the City of Dublin General Plan
Determination based on the City of Dublin Downtown Dublin Specific Plan
Determination based on the City of Dublin Zoning Ordinance.
Geotechnical Exploration, Corrie Center Phase II, 7950 Dublin Blvd., ENGEO Inc., Dated 12/13/99
Traffic Study, Corrie Center Phase II, Omni-Means, dated' August, 1999
3_9
EVALUATION OF ENVIRONMENTAL IMPACTS
·
1. Aesthetics.
Environmental Setting:
The proposed project is located within Dublin's downtown area. The property is currently developed with
a three-story office building, surface parking and landscaped areas and is surrounded by commercial
development. There are no features of aeSthetic significance in the immediate vicinity of the site. The
proposed project would be visible from 1-580, a designated scenic highway.
Project Impacts:
There are no impacts to Items 1 a through 1 d. This determination is based on the sources referenced in
the Initial Study. The City's Zoning Ordinance requires that any new structure to go through the Site
Development Review permit process. The project proponents are applying for a Site Development
Review planning permit. As part of that process, architectural compatibility and aesthetic elements are
considered. The project proponents will be required to incorporate architectural design and elements
that are compatible with the architecture of surrounding uses, and the project will be conditioned to
screen all unattractive uses, such as roof-top air conditioning equipment, from public view. The project
proponents are applying for a Planned Development Rezone to increase the allowable building height
limit for the property. An increase in the building height by 8' 3" from 45 feet (as allowed in the C-1
Zoning District regulations) to 53' 3" is appropriate as the project is located in an urbanized area, there
are no adjacent residences that would be affected and quality views of Dublin will not be negatively
impacted.
The proposed project will not result in the obstruction of any scenic vista or view open to the public
from 1-580 Freeway or other adjacent roadways. The project will not create a new source of substantial
light or glare, as the project will be conditioned to meet all City building and planning standards.
2. Agricultural Resources
Environmental setting:
The proposed project is located within Dublin's downtown area. The property is currently developed with a
three-story office building, surface parking and landscaped areas.
Project Impacts:
There are no impacts to Items 2a through 2c. This determination is based on the sources referenced in the Initial
Study. The property is currently developed with commercial uses, and there is no recent history of agricultural
production on the 'site. The property is not designated as prime or unique farmland and is not under Williamson
Act Contact.
2. Air Quality
Environmental Setting:
The project site is located within what the Bay Area Air Quality Management District defines as the
Livermore-Diablo Valley, a sheltered inland area surrounded by hills to the west, south and east. Most
20
of the airflow into the southern portions of the Valley is accomplished through only two gaps in the
hills: the Hayward and Niles canyons. Local wind data show the frequent occurrence of low wind speed
and calm conditions (the latter approximately 23 percent of the time). These local limitations on the
capacity for horizontal dispersion of air pollutants combined with the regional characteristic of restricted
vertical dispersion give the area a high potential for regional air quality problems.
Project Impacts:
There are no significant impacts to Items 3a through 3e. This determination is based on the sources
referenced in the Initial Study. Although the proposed project will generate additional new traffic (see
Section 15 Transportation/Traffic), the increase in air emissions as a result of this new traffic is not
substantial, or significant enough to result in the deterioration of ambient air quality. These additional
vehicles will generate quantities of carbon monoxide, reactive organic gasses, nitrous oxide, sulfur
dioxide and particulate matter (PM10). However, the location of the proposed project would be adjacent
to on and off ramps to the 1-580 Freeway and would be in close proximity to the proposed West Dublin
BART station. The location of the project would limit the amount of travel' to and from the highway and
the proposed rapid transit station, thereby minimizing vehicle trips and associated air quality impacts in
conformity with the Bay Area Air Quality Management District's Clean Air Plan. In addition, the
proposed project will not expose sensitive receptors to substantial pollutants or create objectionable
odors.
Construction of the site may generate an increase in dust and particulate matter caused by site excavation
and grading activities. The City's standard grading ordinance requirements require measures to ensure
that these types of short-term construction impacts are minimized.
4, Biological Resources
Environmental Setting~
The site is currently developed with a three-story office building, surface parking and landscaped areas.
Dense vegetation occurs along the site's southern and southwestern boundary. A significant stand of
Redwood and Eucalyptus Trees exists along the site's western property line. The site contains a mature
Black Walnut Tree with a 52" mink diameter that would be removed as part of the development of the
site.
Project Impacts:
There are no impacts to Items 4a through 4f. This determination is based on the sources referenced in the
Initial Study. The project will be located on an already developed site. The project proposes to retain all
vegetation along the site's southern and western perimeter. An aborists report has been prepared to
evaluate the health of the Black Walnut Tree. This report, prepared by Robert B. Hoffmann, Certified
Arborist, determined that the root and branch structure of the tree has been irreversible damaged by
construction of the parking lot and by radical pruning. The tree is in poor health and the report
recommends that the Walnut Tree be removed. The landscape plan for the project proposes the planting
of several new trees on-site. The City of Dublin Heritage Tree Ordinance which becomes effective on
January 21, 2000 does not protect non-native trees, such as Black Walnuts. Field visits to the site have
not identified any endangered, threatened or rare species of animals.
23.
5, 10 Cultural and Mineral Resources
Environmental Setting:
The site is currently developed with a three-story office building, surface parking and landscaped areas.
The project site is located within an urbanized area.
Project Impacts:
There are no imPacts to Items 5a through 5d and 10a through 1 Ob. This determination is based on the
sources referenced in the Initial Study. The project site is currently developed. There are no known
cultural or mineral resources existing on the property.
6. Geology and Soils
Environmental Setting:
The general city of Dublin and the Tri-Valley area lie on the east side of the Calaveras Fault within the
San Ramon Valley basin. According to the Alquist-Priolo Earthquake Fault Zoning Map issued by the
State Geologist (1982), the majority of the western portion of the site is located within a "Special Study
Zone" for the Calaveras fault. The Calaveras fault zone is a seismically active member of a family of
fight-lateral strike-slip faults, including the San Andreas and Hayward faults. According to the
Geotechnical Investigation prepared for the property by ENGEO, dated December 13, 1999, the active
trace of the Calaveras fault lies approximately 300 feet west of the project site. There are no known
active faults crossing the site.
'The project site consists of approximately 4.5 acres and is irregular in shape. The property is developed
with an L-shaped office'building and surface parking. The site is relatively flat, with elevations ranging
between 360 and 365 feet. Subsurface soils on site have been characterized as deposits of clay, silt and
sand. There are no unique or geologic or physical features on site.
Project Impacts:
There are no impacts to Items 6d and 6e and less than significant impacts to Items 6a, 6b and 6c. This
determination is based on the sources referenced in the Initial Study.
The Calaveras Fault is capable of generating a significant level of ground shaking in the event of a
seismic occurrence. All structures shall be developed in compliance with the Uniform Building Code
(UBC) requirements to reduce the impact of shaking on the project to less than significant. The
probability of seismic related hazards, such as liquefaction, or landslides is considered low due to the
composition of the soil and location of the site. On site soils consist of medium dense clayey sand which
are not considered liquefiable. However, medium dense clay soils are relatively weak and potentially
compressible. The site shall be developed in accord with the recommendations of the geotechnical report
to reduce the impact of these soils on the project to less than significant. All earthwork shall be in
accordance with the City of Dublin Grading Ordinance and to Public Works Department standards and
regulations. The project site is currently developed and relatively level with no unique geologic or
physical features.
22
7. Hazards and Hazardous Materials
Environmental Setting:
The site is currently developed with a three-story office building, surface parking and landscaped areas.
The project proposes to develop a second office building and parking structure on site. Office uses
generally do not create hazardous environments.
Project Impacts:
There are no impacts to Items 7a- 7h. This determination is based on the sources referenced in the Initial Study.
The types of uses proposed and existing generally do not create hazardous environments. As part of the Site
Development Review process, proposals for new construction will be conditioned, as necessary, by the Fire
Police, and other agencies for emergency access requirements and other concerns.
8. Hydrology and Water Quality
Environmental Setting:
No surface water exists on site. An improved flood control facility is located adjacent to the
southwestern comer of the property. The majority of the site is relatively level, surface runoff and storm
water drains into several catch basins located on the project site and surrounding roadways. The catch
basins are drained by the Alameda County Zone 7 Water Agency Canal and eventually drain to the San
Francisco Bay. Local waterways or tributaries in the area include Dublin Creek, the Alamo Creek and
Canal, and the Martin Canal (or Martin Canyon Creek).
According to the Geotechnical Investigation prepared for the property by ENGEO, dated December 13,
1999, groundwater was encountered in several of the on-site borings, ranging in depth from 26 to 31
feet.
A portion of the project site is located within an area designated as Zone X on the FIRM (Flood
Insurance Rate Map) Flood Map, which is an area of between the identified 100 year and 500 year base
flood elevations.
Project Impacts:
There are no impacts to Items 8a through 8j. This determination is based on the sources referenced in the
Initial Study. The project is not located within a 100-year flood hazard area and will not expose peoPle of
property to flooding or other water-related hazards. The proposed building will have one-level of sub-
grade basement parking and a two-level (one-level sub-grade) parking structure. The proposed parking
structure will be founded approximately 11 feet below the ground surface, refer to Figure 2 Site Plans.
According to the Geotechnical report, groundwater was detected between 26 and 31 feet below grade.
The construction of the site including sub-level parking will not have a significant effect on groundwater
levels in the area. There are no water supply lines or wells on the proposed site.
23
9. Land Use and Planning
Environmental Setting:
The project site consists of 4.5 acres of developed land located in Dublin's downtown area. The property
is located on the southeast quadrant of the intersection of Dublin Blvd and San Ramon Road. The site is
located adjacent to the 1-580 on/off-ramps and approximately .5 miles west of 1-680.
The site is currently developed with an L-shaped three-story office building, surface parking and
landscaped areas and is surrounded by commercial development. The General Plan designation for the
site is Retail/Office and the zoning designation for the site is C-1, Retail Commercial Zoning District.
The property is also located within Zone 2: General Commercial of the Downtown Dublin Specific Plan
and the proposed project complies with this designation. The Downtown Dublin Specific Plan was
adopted in 1987 for the purposes of enhancing the appearance and economical vitality of the downtown
portion of Dublin.
Pro|ect Impacts:
There are nO impacts to Items 9a, 9b and 9c. This determination is based on the sources referenced in the
Initial Study. The project would not physically divide an established community. The project is located
within the downtown area of Dublin, an area of commercial and retail development, bordered by 1-580
to the south, Amador Valley Blvd. to the north, San Ramon Road to the west andVillage Parkway to the
east. The proposed project would be compatible with the surrounding office uses and retail
developments. The City of Dublin has no adopted habitat conservation plan or natural community
conservation plan which would conflict with this application. The proposed project is consistent with
the Zoning Ordinance designation of C-1 Retail Commercial in which office and profesSional uses are
permitted. The project proponents are applying for a Planned Development Rezone to increase the
allowable building height limit for the property. An increase in the building height by 8' 3" from 45 feet
(as allowed in the C-1 Zoning District regulations) to 53' 3" is appropriate as the project is located in an
urbanized area and there are no adjacent residences that would be affected.
The proposed project meets the intent of the Retail/Office land use designation of the Dublin General
Plan which allows business and professional office uses. However, the project currently conflicts with
the floor area ratio requirement of the General Plan which ranges from .25 to .5. The project site plans
indicate a site coverage of.59.
The General Plan Amendment proposes to increase the floor area ratio for Retail/Office land use
designations to allow a range of.25 to .6. Retail/Office designated property within the city exists within
the downtown area and on the west side of San Ramon Road. The Dublin General Plan contains policies
which encourage the intensification of the downtown area through the development of mixed use,
pedestrian-orientated development. It is city policy to require all developers to finance the cost of a
traffic study to evaluate traffic and circulation impacts of a proposed project. This will ensure that any
traffic impacts generated by a project will be adequately identified and mitigated to eliminate impacts to
city roadways. The City Site Development Review process will ensure that the site has adequate parking,
landscaping and access to accommodate the proposed building floor area. The increase in allowable floor
area ratio range for Retail/Office uses is appropriate, as it is consistent with General Plan policies which
24
/Office areas located on the edge of the downtown area as city policy requires projects to be reviewed on
an individual basis to identify and reduce any potential traffic or other project impacts to a level of
insignificance. This project level review will ensure that the density of the proposed development will be
compatible with the site, traffic patterns and surrounding uses.
The project proposes a new four-story building to be constructed to the rear of the existing building on
site and would be connected to it via a single-story enclosed foyer. The project site is located within .5
miles of the proposed West Dublin BART Station at Golden Gate Drive adjacent to 1-580. Planned
roadway improvements in the area (see Section 15 Transportation/Traffic) include the construction of a
new roadway parallel to Dublin Boulevard connecting Amador Plaza Road through Golden Gate Drive to
Regional Street. The property is separated from Regional Street by Earl Anthony's Bowl (this property is
under the same ownership as the subject parcel). The property owner has agreed to construct a pedestrian
pathway from the proposed project through the adjacent parcel to Regional Street, providing furore office
employees a direct pedestrian link to the future West Dublin BART Station. A condition of project
approval will require that this pedestrian pathway be constructed prior to 2006.
The project as proposed is consistent with the Downtown Dublin Specific Plan which designates the
property within Zone 2: General Commercial. The Specific Plan was adopted in 1987 and states that the
project area is constrained from substantial development intensification due to the traffic capacity of the
San Ramon Road and Dublin Boulevard intersection which at that time operated at a level-of-service E.
Since 1987, both Dublin Boulevard and San Ramon Road have been widened to six-lane roadways to
improve downtown circulation. A traffic study has been prepared by Omni Means to evaluate the
projects' impact on the circulation pattern of the city. The study determined that the project would not
have a significant impact on the traffic capacity of San Ramon Road and Dublin Boulevard intersection
which would continue to operate at a level-of-service C or better. (Refer to Section 15
Transportation/Traffic). However, the proposed project will generate additional vehicular trips in the area
which will impact city roadways. The applicant will be contributing traffic funds which will assist in
offsetting costs of public roadway maintenance and planned roadway improvements, thereby reducing
impacts to no impact.
The Site Development Review process has determined that the project site has adequate access and
landscaping. Conditional Use Permit approval is required to allow a portion of the required parking
(approximately 17 parking spaces) to be located "off-site" along the major north-south access easement to
the east of the proposed building on the adjacent parcel. Refer to Figure 2, Site Plans.
In conclusion, the development of this project at a floor area ratio of .59 would not have a significant
effect on the environment.
25
11. Noise
Environmental Setting:
The project is located in Dublin's downtown area. The site is currently developed with office uses and is
surrounded by commerCial development. The site is adjacent to San Ramon Road (a six-lane arterial) to
the west, Dublin Boulevard (a six-lane arterial) to the north and 1-580 off-ramps to the southwest.
Project Impacts:
There are no impacts to Items 1 la through 1 lf. This determination is based on the sources referenced in
the Initial Study. The proposed office development will not result in the exposure of people to severe
noise levels, groundbourne vibration and will not result in significant permanent or temporary increase in
ambient noise levels. The project is not located within an airport land use plan or within the vicinity of a
private airstrip.
The project shall be conditioned to comply with Title 24 of the State Uniform Building Code, interior
noise levels to ensure that office employees will not be adversely impacted by traffic noise.
12. Population and Housing
Environmental Setting:
The City of Dublin's population, as of January 1, 1998, was estimated by the State Department of
Finance to be 27,750. Significant population growth is anticipated for the City based on planned
residential growth in Eastern Dublin and Western Dublin (Schaefer Ranch).
Project Impacts:
There are no impacts to Items 12a. through 12c. This determination is based on the sources referenced in
the Initial Study. Since 'the project involves the rezoning and construction of commercial property, the
proposed project will not impact housing or population within'the City or the Tri-Valley region. The
project will result in increases in'employment opportunities, but on a minor scale. As a result, the
project will not induce substantial population growth in the area or displaCe existing housing or people.
13. Public Services
Environmental Setting:
The project site is served by the following service providers:
Fire Protection. Fire protection is provided by the Alameda County Fire Department which provides
structural fire suppression, rescue, hazardous materials control and public education services.
Police Protection. Police protection is provided by the Dublin Police Department which is
headquartered in the Civic Center. The Department, which maintains a sworn staff of 31 officers,
performs a range of public safety services including patrol, investigation, traffic safety and public
education.
26
Schools. Educational facilities are provided by the Dublin Unified School District which operates
kindergarten through high school services within the community.
Maintenance. The City of Dublin provides public facility maintenance, including roads, parks, street
trees and other public facilities. Dublin's Civic Center is located at 100 Civic Plaza.
Other Governmental Services. Other governmental services are provided by the City of Dublin
including community development and building services and related governmental services. Library
service is provided by the Alameda County Library with supplemental funding by the City of
Dublin.
Project Impacts:
There are no impacts to Item 13a. This determination is based on the sources referenced in the Initial
Study
Fire Protection. According to representatives of the Alameda County Fire Department, the proposed
project lies within a one-mile radius of a fire station located on Donahue Drive in Dublin. A typical
response time of less than 5 minutes is anticipated. As part of the Site Development Review process,
specific fire protection requirements will be imposed on the development to ensure compliance with
applicable provisions of the Uniform Fire Code.
Police Protection. According to representatives of the Police Department, adequate resources presently
exist to serve the proposed development.
Schools. This project is for office uses. School fees in accordance to State law would be charged at
building permit issuance.
Maintenance of public facilities including roads. The project has access from two existing streets,
Dublin Boulevard and Regional Street. Additionally, a new roadway 'St. Patrick's Way' is planned
south of Dublin Boulevard (see Transportation/Traffic section). The project applicants will be
contributing a traffic improvement fund, which will assist in offsetting costs of public roadway
maintenance. This fund will be collected at building permit issuance.
Other governmental services. The City of Dublin charges a public facilities fee for all new
development in the community for the purpose of financing new municipal public facilities needed by
such development. The applicants will be required to pay a public facilities fee prior to issuance of
building permits.
13. Recreation
Environmental Setting:
The project is located within Dublin's downtown area. The project proposes the development of new
office uses and is surrounded by commercial development.
27
Proiect Impacts:
There are no impacts to Items 14a through 14b. This determination is based on the sources referenced in
the Initial Study
The City has in place a Public Facilities Fee which is charged to all developments in the City. The fee
pays for improvements to and the provision of park facilities as well as other public facilities in the City.
15. Transportation/Traffic
Environmental Setting:
The project is located on the southeast quadrant of the intersection of Dublin Boulevard and San Ramon
Road. Major regional access to the site is provided by 1-580 an east-west freeway directly to the south.
and 1-680 a north-south freeway, located approximately .5 miles to the east.
Local access to the site is provided by San Ramon Road, a major north-south six-lane arterial street that
lies immediately west of the site and Dublin Boulevard, a major east-west six-lane arterial located
immediately north of the site. The project will have its primary access off of Dublin Boulevard via a two-
lane 40' wide access driveway and off of Regional Street via a two-lane 40' wide access driveway.
Regional Street is a two-lane north-south roadway providing connection to Dublin Boulevard east of the
site.
Planned circulation improvements in the area include new 1-680 southbound on/off ramps which are
currently under construction. A new roadway 'St. Patrick's Way' parallel and south of Dublin Boulevard
has been approved and partly constructed. This roadway will be a continuation of the 1-680 off ramp and
would travel west intersecting Amador Plaza Road, Golden Gate Drive and eventually ending at Regional
Street. The section of roadway between Amador Plaza Road and Golden Gate Drive has been completed.
It is not know at this time when the roadway will be completed to Regional Street.
Table 1 summarizes existing traffic conditions at key intersections near the proposed project site. This
information is based on a Traffic Study prepared to analyze potential traffic and parking impacts
associated with the project completed by Omni Means, dated August 1999.
Table 1.: Existing Intersection Level-of Service (without project)
Existing
Intersection Control V/C LOS
Amador Valley Blvd./San Ramon Road Signal A.M .48 A
P.M. .67 B
San Ramon Road/Dublin Blvd. Signal A.M. .70 B
P.M. .72 C
Regional Street/Dublin Blvd. Signal A.M. .46 A
P.M. .45 A
28
Existing conditions are expressed in terms of volume of capacity on adjacent roadways using the Level-
of-Service concept. LOS ratings are qualitative descriptions of intersection operations reported using an
A through F ranking system to describe travel demand, delays and congestion. LOS A represents free-
flow conditions with little or no delay at signalized intersections and LOS F indicates jammed conditions
with excessive delay and long back-ups. The Dublin General Plan identifies LOS D (volume to capacity
ratio of .90) as the minimum acceptable level-of-service in the community.
Table 1 indicates that all intersections are functioning at LOS C or better during a.m. and p.m. peak
hours.
Project Impacts:
There are no impacts to Items 15a through 15g. This determination is based on the sources referenced in
the Initial Study. The project would add additional vehicles to local and regional roadways.
Table 2 summarizes furore traffic conditions of all three intersections including the proposed project and
other approved projects in the area (Schaefer Ranch, residential development, Hansen Hill, residential
project, Dublin Chrysler and Rite Aid/Kinder care, commercial projects, refer to Traffic Study for more
details).
Table 2.: Existing and Proposed Intersection Level-of Service (with project)
Existing & Proposed
Intersection Control V/C LOS
Amador Valley Blvd./San Ramon Road Signal A.M .53 A
P.M. .72 C
San Ramon Road/Dublin Blvd. Signal A.M. .77 C
P.M. .79 C
Regional Street/Dublin Blvd. ' Signal A.M. .49 A
P.M. .49 A
Based on a comparison of Table 1 and 2, the intersection of Amador Valley Blvd and San Ramon Road.
will change from LOS 'B' to LOS 'C' during p.m. peak hours. The intersection of San Ramon Road and
Dublin Blvd will change from LOS'B' to LOS 'C' during a.m. peak hours. The Regional Street and
Dublin Blvd intersection will remain unchanged from existing conditions.
Based on the above analysis, the construction of this proposed office project would not result in
significant traffic impacts at major intersections near the project site.
However, the proposed project will generate additional vehicular trips in the area which will impact city
roadways. The applicant will be contributing traffic funds as part of their project. These funds will assist
in offsetting costs of public roadway maintenance and planned roadway improvements, thereby reducing
impacts to no impact.
The traffic study prepared by Omni-Means analyzed the Corrie Center office project in relation to
cumulative traffic volumes identified in the Tri-Valley 2010 Model Update. It was determined that the
29
project would not be expected to increase volumes beyond acceptable levels. Refer to Traffic Study for
additional analysis.
The Site Development Review process has determined that the project site has adequate parking and
access. The majority of the site's parking would be located along the site's western and southern
frontages. In addition to surface parking spaces, a below and above level parking structure would be built
underneath the new office building and on its southern flank. Conditional Use Permit approval is
required to allow a portion of the required parking (approximately 17 parking spaces) to be located "off-
site" along the major north-south access easement to the east of the proposed building on the adjacent
parcel.
The project would not conflict with adopted policies supporting alternative transportation. The project
will provide direct access to the public sidewalk on San Ramon Road and would be within walking
distance to the future West Dublin BART Station. Bike racks will be required as standard conditions of
approval. Due to the design and location of the project, it would not result in a change in air traffic
patterns, would not increase hazards due to a design feature and would not result in inadequate
emergencY access.
16. Utilities and Service Systems
Environmental Setting:
The project site is serviced by the following service providers:
· Electrical and natural gas power: Pacific, Gas and Electric
· Communications: Pacific Bell
· Water supply and sewage treatment: Dublin San Ramon Services District (DSRSD)
· Storm Drainage: Alameda County Flood Control District, Zone 7 (Zone 7)
· Solid Waste Disposal: Dublin-Livermore Disposal Company
Project Impacts:
There are no impacts associated with Items 16a through 16g. This determination is based on the sources
referenced in the Initial Study. Utility providers have reviewed the project and have determined that
either the infrastructure exists or a method to fund the infrastructure has been provided for. DSRSD and
Zone 7 will charge standard impact fees.
3O
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: February 22, 2000
SUBJECT:
PUBLIC HEARING PA 99-010 Corrie Center Phase II Office
Development, General Plan Amendment, Planned Development Rezone /
Development Plan, Conditional Use Permit and Site Development Review
(Report Prepared by: Anne Kinney, Assistant Planner)
ATTACHMENTS:
.
,
.
o
Draft Resolution recommending City Council adopt a Negative
Declaration and approve a General Plan Amendment
Draft Resolution recommending City Council approve a Planned
Development (PD) Rezone/Development Plan (with Development
Plan attached as Exhibits A-1 and A-2)
Draft Resolution approving the Site Development Review and
Conditional Use Permit
Proposed Ordinance approving a Planned Development Rezone
and Development Plan
Initial Study/Negative Declaration
RECOMMENDATION:
lo
2.
3.
4.
5.
6.
7.
o
.
Hear Staff Presentation
Open Public Hearing
Hear Applicant's Presentation
Question Staff, Applicant and the Public
Close Public Hearing
Deliberate
Adopt Resolution (Attachment 1) recommending City Council
adopt a Negative Declaration and approve a General Plan
Amendment
Adopt Resolution (Attachment 2) recommending City Council
approve a Planned Development (PD) Rezone/Development Plan
(with Development Plan attached as Exhibits A-1 and A-2), and
Adopt Resolution (Attachment 3) approving the Site Development
Review and Conditional Use Permit
PROJECT DESCRIPTION:
This application includes an amendment to the General Plan, a Planned Development (PD) Rezone /
Development Plan, Conditional Use Permit and Site Development Review for a new 46, 110 square foot
office building with a sub-grade parking level and a two-level (one-sub-grade) parking structure at 7950
Dublin Boulevard.
A model of the proposed development, material and color boards will be presented at the Planning
Commission meeting.
ITEM NO.
COPIES TO:
The Applicant
The Property Owner
PA file
ANALYSIS
The project site is located within Dublin's downtown area at the southeast intersection of Dublin
Boulevard and San Ramon Road. The site area consists of approximately 4.5 acres and is currently
develOped with a three-story L-shaped office building (70,790 square feet), surface parking and
landscaped areas. The proposed four-story office building (46, 110 square feet) and parking structure
would be located to the rear of the existing building and woUld be connected to it via a one-story glass
enclosed foyer.
The existing General Plan land use designation for the project site is "Retail/Office". The project site is
located within "Zone 2: General Commercial" of the Downtown Dublin Specific Plan and the proposed
project complies with this designation. The current zoning for the site is C-1 Retail Commercial Zoning
District.
The project requires the following planning permit approvals:
1) an amendment to the General Plan to allow an increase in the maximum Floor Area Ratio from .5 to
.6 for the Retail/Office land use category;
2) a Planned Development (PD) District Rezone that includes a Stage 1 and Stage 2 Development Plan
to allow a maximum building height of 53' 3";
3) a Site Development Review for the construction of a 46, 110 square foot office building, two-level
parking structure and installation of surface parking, landscaping and signage.
4) a Conditional Use Permit to allow a portion of the required parking {:or the development to be
located on an adjacent parcel; and
The property is surrounded by commercial development including Coco's restaurant to the north, the
Monarch Hotel to the south and Earl Anthony's bowl to the east and is bounded by San Ramon Road
and the 1-580 off-ramp to the west and southwest.
General Plan Amendment:
The proposed project meets the intent of the Retail/Office designation of the General Plan which allows
business and office uses. However, the project currently conflicts with the maximum floor area ratio
requirement of the General'Plan which is .5. The project site plans indicate a site coverage of.59.
The General Plan Amendment proposes to increase the maximum floor area ratio for the Retail/Office
land use to .6. Retail/Office designated property within the city exists within the downtown area and on
the west side of San Ramon Road. The Dublin General Plan contains policies which encourage the
intensification of the downtown area through the development of mixed use, pedestrian-orientated
development.
It is city policy to require all developers to finance the cost of a traffic study to evaluate traffic and
circulation impacts of a proposed project. This will ensure that any traffic impacts generated by a project
will be adequately identified and mitigated to eliminate impacts to city roadways. The City Site
DeVelopment Review process will ensure that the site has adequate parking, landscaping and access to
accommodate the proposed building floor area.
The increase in the maximum floor area ratio for the Retail/Office land use category is appropriate, as it
is consistent with General Plan policies which encourage the intensification of downtown retail and
office uses. This FAR is also appropriate for Retail/Office areas located on the edge of the downtown
area as city policy requires projects to be reviewed on an individual basis to ensure that the density of the
proposed development will be compatible with the site, traffic patterns and surrounding uses.
Planned Development Rezone
Chapter 8.32 of the Dublin Zoning Ordinance establishes the intent, purpose and requirements of the
Planned Development District. The intent of the Planned Development Zoning District is to create a
more desirable use of land, a more coherent and coordinated development and a better physical
environment than would otherwise be possible under a single zoning district or combination of zoning
districts. The Zoning Ordinance requires that a Development Plan shall be adopted to establish
regulations for the use, development, improvement, and maintenance of the property within the
requested Planned Development Zoning District. The Zoning Ordinance further requires the adoption of
both a Stage 1 and Stage 2 Development Plan with the reclassification of the property in question to the
Planned Development Zoning District. The applicant is applying for a Stage 1 and 2 Development Plan
for the subject site.
A Development Plan has been prepared for the Corrie Center, depicting development concept and
addressing the requirements of the Zoning Ordinance. The proposed Development Plan is attached and
consists of: Exhibit A-I, the Planned Development Provisions (including permitted and conditional uses
and development regulations) and Exhibit A-2, the applicants proposed site, architectural, landscape and
other plans.
The Development Plan as proposed would allow a maximum building height of 53' 3" in this district,
which is approximately 8 feet higher that that allowable in the C-1 Retail Commercial Zoning District.
This increase is consistent with policies of the Downtown Dublin Specific Plan which encourage the
consideration of building height increases through a Planned Development Rezone / Development Plan
application. This increase in building height is appropriate as the project is located within an urbanized
area, there are no adjacent residences that would be affected and quality views of Dublin would not be
impacted.
Site Development Review
Site Development Review is required for the proposed 46, 110 square foot office building. The purpose
of the Site Development Review process is to promote orderly, attractive, and harmonious site and
structural development. It addresses building location, architectural and landscape design and theme,
vehicular and pedestrian access, on-site circulation, parking, and traffic impacts. A project site plan,
floor plan, landscape plan, and building elevations are located in Exhibit A-2.
Site Plan:
The site is irregular in shape and consists of approximately 4.5 acres of relatively flat land. The property
is currently developed with an existing L-shaped three-story office building, locatedin the northern
portion of the site. The remainder of the site is developed with parking and landscaped areas. There are
no proposed changes to the existing vehicular access to the site. The site is accessed off of Dublin
Boulevard and Regional Street via two 2-lane 40-foot wide access driveways.
The proposed four-story office building would be located to the rear of the existing building and would
be connected to it via a one-story glass enclosed foyer. The new building would include a sub-grade
parking level. A two-level (one sub-grade level) parking structure would be constructed to the south of
the proposed building, The office building and the parking structure would be connected via a vehicular
driveway and a second level pedestrian pathway. The foundation of the parking and building structures
would be located at approximately 11 feet below the ground surface. A geotechnical report prepared for
the project identified ground water between 26 and 31 feet below ground level. The new structures
would therefore, not impact ground water in the area.
Architecture:
The existing three-story office building was constructed in the late 1970's. In order to create a cohesive
office development and maintain the existing building fabric of the area, the new building was designed
to compliment the existing office structure. The Corrie Center building elevations will incorporate pop-
out columns, parapet wall and glass window system. The existing building faCade will be remodeled
(new windows, parapet and paint) to match the new building's architecture. Both buildings will
inCorporate neutral colors of creamy beige and light gray contrasted by blue/gray windows set in black
aluminum frames. The one-story glass enclosed foyer which connects the two buildings will serve as
the primary building entrance.
Landscaping:
The landscaping for the office development has been well planned and designed to create an attractive
environment. Landscape features include a decorative central courtyard area between the two buildings
with ornamental tree planting, seating areas, decorative paving and water features. In addition, building
entry areas have embellished landscaping and decOrative paving. A condition of project approval will
require additional landscaping along the sites northern boundary and within the parking lot areas to
provide additional shade and to enhance the aesthetic appearance of the project.
A significant stand of redwood and eucalyptus trees exists along the site's western property line which
will be retained as part of the project.
Pedestrian Access:
The subject project is located within a half mile of the proposed West Dublin BART Station at Golden
Gate Drive. A planned roadway 'St. Patrick Way' when completed would connect Golden Gate Drive to
Regional Street. The property owner has agreed to construct a pedestrian pathway from the proposed
project through the adjacent parcel to Regional Street, to provide future office employees a direct
pedestrian link to the future West Dublin BART Station. A condition of project approval will require
that this pedestrian pathway be constructed prior to 2006.
Traffic Issues:
The Downtown Dublin Specific Plan was adopted in 1987. The Specific Plan states that the project area
is constrained from substantial development intensification due to the traffic capacity of the San Ramon
Road and Dublin Boulevard intersection which at that time operated at a level-of-service E. Since 1987,
both Dublin Boulevard and San Ramon Road have been widened to six-lane roadways to improve
downtown circulation.
A traffic study has been prepared by Omni Means to evaluate the projects' impact on the circulation
pattern of the city. The study determined that the project would not negatively impact the traffic
capacity of San Ramon Road and Dublin BouleVard intersection which would continue to operate at a
level-of-service C or better.
However, the proposed project will generate additional vehicular trips in the area which will impact city
roadways. The applicant has agreed to contribute traffic funds which will assist in offsetting costs of
public roadway maintenance and planned roadway improvements in the area.
Parking Issues:
The site plan provides adequate parking for future employees and visitors of the development. The
majority of the site's parking would be located along the site's western and southern frontages. In
addition to surface parking, the applicant is proposing a sub-grade parking level underneath the office
structure and a two-level parking structure to the south of the proposed building. An additional
seventeen parking spaces are located off-site on the adjacent parcel. On-site circulation allows for
adequate turning movements and loading.
Conditional Use Permit
Chapter 8.76.050 C of the parking regulations of the Dublin Zoning Ordinance states where required
parking for a use type can not be feasibly provided on the same site as an approved use, the required
parking may be allowed on an adjacent parcel pursuant to a Conditional Use Permit.
Seventeen of the required parking spaces for the development are located within a north-south utility
and access easement along the site's eastern boundary. The location of this off-site parking is
appropriate as it is adjacent to the office use, it would .not impede vehicular or pedestrian access to the
property or surrounding properties. A condition of project approval would require that the existing
easement be amended to state that seventeen parking spaces within this easement will be attributed to
the required parking for the office building. Thereby, preserving in perpetuity these parking spaces for
the development.
ENVIRONMENTAL REVIEW
A Negative Declaration has been prepared for the project pursuant to the California Environmental
Quality Act (CEQA), State CEQA Guidelines and the City of Dublin Environmental Guidelines. The
20-day review period began on February 1, 2000 and ended February 21, 2000. A Negative Declaration
has been prepared because the project will not have a significant effect on the environment. To date, no
comment letters were received on the project. A copy of the Initial Study/Negative Declaration is
attached as Attachment 5 to this staff report.
OTHER AGENCY/DEPARTMENT REVIEW
The proposed project have been reviewed by the Building Department, the Public Works Department,
Police Services and Alameda County Fire Department. The concerns raised are addressed in the
conditions of approval for the Conditional Use and Site Development Review permits as outlined in the
draft resolution (Attachment 3).
Draft Resolution (Attachment 3) consists of certain conditions of approval that Staff is recommending
for this project to ensure that (1) City standards are maintained; (2) Policies and standards by certain
outside agencies are met; and (3) Site specific compatibility and design issues are addressed.
CONCLUSIONS
The project as conditioned, including the Planned Development Rezone / Development Plan is
consistent with the Dublin General Plan as amended, the Downtown Dublin Specific Plan and Dublin
Zoning Ordinance. The proposed office development has adequate access, parking and is compatible
with other land uses (retail commercial and recreational), transportation and service facilities in the
vicinity.
RECOMMENDATION:
Staff recommends the Planning Commission open the Public Hearing, deliberate and adopt the
following resolutions:
Adopt Resolution (Attachment 1) recommending City Council adopt a Negative Declaration and
approve a General Plan Amendment
2. Adopt Resolution (Attachment 2) approve a Planned Development (PD) Rezone/Development
Plan (with Development Plans attached as Exhibits A-1 and A-2), and
3. Adopt Resolution (Attachment 3) approving the Site Development Review and Conditional Use
Permit
GENERAL INFORMATION:
APPLICANT/PROPERTY OWNER:
Sid Corrie
Corrie Development Corporation
7950 Dublin Boulevard
Dublin, CA 94568
LOCATION:
Southeast comer of Dublin Boulevard and San
Ramon Road; 7950 Dublin Boulevard.
APN: 941-1500-037-00
EXISTING ZONING:
GENERAL PLAN DESIGNATION:
C-1 Retail Commercial Zoning District
Retail/Office
-DOWNTOWN DUBLIN SPECIFIC PLAN: Zone 2: General Commercial
PUBLIC NOTIFICATION:
In accordance with State law, a public notice was mailed to all property owners and occupants within
300 feet of the proposed project, to advertise the project and the upcoming public hearing. A public
notice was also published in the Tri-Valley Herald and posted at several locations throughout the City.
To date, the City has received no contact or objections from surrounding property owners regarding the
current proposal.