HomeMy WebLinkAboutItem 6.3 Grafton Station Stage 1 PD
CITY CLERK
File # D~~~-~Dl
)( (Dc)O,6O
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: AUGUST 15, 2006
SUBJECT:
ATTACHMENTS:
G:\P A#\2005\05-030 Lowe's\CC\Staff Report - CC.doc
PUBLIC HEARING: P A 05-030 Grafton Station Stage 1 Development
Plan Amendment, Stage 2 Planned Development Rezone, Development
Agreement and CEQA Addendum for the Grafton Station retail shopping
center.
Report prepared by Erica Fraser, Senior Planne~
1)
Resolution XX-06 adopting a CEQA Addendum and a CEQA
Statement of Overriding Considerations with the Addendum
attached as Exhibit A, and the Statement of Overriding
Considerations attached as Exhibit B.
Ordinance XX -06 approving a Stage 1 Development Plan
Amendment and a Stage 2 Rezone with the Amended Stage I
Development Plan attached as Exhibit A, the Stage 2 Development
Plan attached as Exhibit B and the Stage 2 PD Rezone booklet
attached as Exhibit C.
Ordinance XX -06 approving a Development Agreement between
Lowe's HIW, Inc. and the City of Dublin for the Lowe's Home
Improvement Warehouse, with the Development Agreement
attached as Exhibit A.
Planning Commission Resolution 06-24 recommending that the City
Council approve a CEQA Addendum for the Project to the 1993
Eastern Dublin Environmental Impact Report without Exhibit.
Planning Commission Resolution 06-23 recommending City
Council approval of the Stage 1 Development Plan Amendment and
the Stage 2 Planned Development Rezoning Grafton Station without
Exhibits.
Planning Commission Resolution 06-25 recommending that the City
Council approve a Development Agreement between the City of
Dublin and Lowe's HIW, Inc. for a portion of the project site
without Exhibit.
Planning Commission Resolution 06-21 approving the Site
Development Review and Master Sign Program for P A 05-030 for
the Lowe's Home Improvement Warehouse.
Planning Commission Resolution 06-22 approving a Conditional
Use Permit for an outdoor display in front oftne Lowe's building.
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COPIES TO: Property Owner/Applicant
File
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ITEM NO.
Page 1 of6
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RECOMMENDATION: 1)
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FINANCIAL STATEMENT:
PROJECT DESCRIPTION:
June 27, 2006 Planning Commission Study Session Staff Report
(without Attachments).
July 25, 2006 Planning Commission Staff Report (without
Attachments).
Draft July 25, 2006 Planning Commission Minutes.
Grafton Station Phasing Plan.
Elevation, Renderings and Site Plan of the Lowe's Home
Improvement Warehouse.
Location Map.
Open the public hearing;
Receive Staff presentation;
Take testimony from the Applicant and the public;
Close the public hearing and deliberate;
Adopt Resolution (Attachment 1) approving a CEQA Addendum to
the 1993 Eastern Dublin Environmental Impact Report with the
Addendum attached as Exhibit A and a CEQA Statement of
Overriding Considerations attached as Exhibit B;
Waive Reading and Introduce Ordinance (Attachment 2) rezoning
the project area and approving an amendment to the Stage 1
Development Plan and approving a related Stage 2 Development
Plans with the Amended Stage 1 Development Plan attached as
Exhibit A, the Stage 2 Development Plan attached as Exhibit B and
the Stage 2 PD Rezone booklet attached as Exhibit C; and
Waive Reading and Introduce Ordinance (Attachment 3) approving
a Development Agreement between the City of Dublin and Lowe's
HIW, Inc. for a portion of the project site with the Development
Agreement attached as Exhibit A.
No financial impact.
Dublin Ranch is located within the Eastern Dublin Specific Plan Area that has been annexed to the City of
Dublin. Area H was annexed as a part of Dublin Ranch and also pre-zoned to conform to the land use
designations in the Eastern Dublin Specific Plan. Area H (commonly referred to as Grafton Station) is
also a part of the Tassajara Gateway subarea, as defined in Section 4.9.1 of the Eastern Dublin Specific
Plan. On March 21, 2000, the City Council approved a Rezone and Stage 1 Development Plan for Area H
(P A 98-070).
The vacant site is bordered by vacant land (zoned General Commercial) to the west; Dublin Boulevard
and medium high density residential neighborhoods to the north; Interstate 580 to the south; and vacant
land (zoned Campus Office) and a future stormwater treatment basin to the east. The site consists of
approximately 29.2 gross acres. The site has two land use designations comprised of 18.7 acres
designated General Commercial and 10.5 acres designated General Commercial/Campus Office.
Page 2 of6
BACKGROUND:
Planning Commission Review
This project was reviewed by the Planning Commission during a Study Session on June 27, 2006. On July
25,2006, the Planning Commission reviewed the project during a public hearing and approved a Master
Sign Program (including a 75 foot tall freeway sign for the shopping center) for Grilfton Station, a Site
Development Review for Lowe's Home Improvement Warehouse and a Conditional Use Permit to allow
outdoor displays at the Lowe's Home Improvement Warehouse. At the July 25, 2006 Planning
Commission meeting, the Commission also adopted Resolutions recommending City Council approval of
a Stage 1 Development Plan Amendment, Stage 2 Planned Development Rezone, the CEQA Addendum
and Development Agreement.
ANALYSIS:
Stage 1 Amendment
The Stage 1 Development Plan for Area H was approved by the City Council OJl March 21, 2000
(Ordinance 06-00). A Stage 1 Development Plan is required to pre-zone a property prior to annexation and
establishes the permitted uses, site area, and allowable density. Since the original approval in 2000, the
Applicant has determined that several additions/modifications are appropriate and requests approval of the
following amendments to the Stage 1 Development Plan for Area H:
1. Modify the Site Gross Acres
· Site area increased by 2.3 acres
2. Modify the List of Approved, Conditional and Temporary Uses:
· Include Administrative Offices under Permitted Use
· Include In Patient/Out Patient Health Facilities under Permitted Uses
· Move Microbreweries and Bar/Cocktail Lounges from the Conditional Use section
to the Permitted Uses Section
· Include Parking Lot Sales in the list of Temporary Uses
As indicated above, the Applicants also requested that the list of permitted and conditionally permitted
uses in the approved Stage 1 Development Plan be amended to include uses which are compatible with
typical shopping centers and consistent with uses permitted in the Zoning Ordinance for shopping centers.
The proposed additional permitted uses would include administrative offices and in patient/out patient
health facilities (such as a doctor's office) and microbreweries. Parking lot sales are also proposed to be
added to the list of temporary uses.
In addition, while preparing documents for the current application, the Applicant determined that the
actual gross acreage of the site was 29.2 acres. The existing Stage 1 Development Plan estimated the gross
acreage of the project site to be 26.9 acres (or a difference of 2.3 acres). The change in gross acreage is
due to several factors, including the re-alignment of Dublin Boulevard, a more accurate measurement of
the parcel, and the inclusion of half ofthe street right-of way of North side Drive in the gross acreage.
The proposed amendments to the Stage 1 Development Plan are consistent with the intent of the approved
Development Plan.
Stage 2 Planned Development Rezone
The Grafton Station shopping center is proposed to be developed with approximately 318,000 square feet
of retail space distributed over eight retail pads (please refer to Sheet PD-1 in Exhibit C of Attachment 2).
Page 3 of6
The buildings are oriented so that the smaller retail buildings face Dublin Boulevard and Grafton Street to
form an extension of the Village Commercial Center to be located along Gr~fton Street, north of Dublin
Boulevard. The large scale retail stores are located on the western portion of the property and the
entrances to these stores will face the parking lot.
The Eastern Dublin Specific Plan encourages regional serving retail in this area (see Section 4.9.1).
Additionally, the Eastern Dublin Specific Plan Land Use, General Commercial and General
Commercial/Commercial Office, permits regional and community serving retail uses. The Stage 2
Development Plan is compatible with the intent of the Tassajara Gateway subarea and the land use
designation because the, shopping center is designed to be regional serving (large scale, big box stores) and
also has some small scale retail shops which are typically intended to serve the community. .
The shopping center will be constructed in phases, with the Lowe's store, related parking and landscaping,
the extension of Grafton Street and Brannigan Street, and the construction of the bio-swale occurring
during this phase (Phase I). The Grafton Station Phasing Plan provides the scheduling for construction in
this Phase I, as well as anticipated future phases (Attachment 12).
Permitted, Conditional and Temporary Land Uses
The list of permitted and conditionally permitted uses can be found on pages 1-7 under the "Permitted,
Conditional, and Temporary Land Uses" tab in Exhibit C of Attachment 2. The uses included in these lists
are broken down by large scale big box stores and smaller retail stores. The purpose of including two store
categories is to limit retail uses which are more suitable for smaller retail pads into the smaller retail pads
and to encourage large scale commercial stores (such as Lowe's) to locate in the two large retail pads.
The proposed uses are compatible with uses found in typical retail shopping centers. With the minor
amendments to the Stage 1 Development Plan (as discussed above), the Stage 2 Rezone will be
compatible with the approved Development Plan.
Design Theme
Grafton Station is proposed as an extension of the Village Commercial Center along Grafton Street north
of Dublin Boulevard. Where appropriate, the Planning and Site Standards in Exhibit C of Attachment 2
require the continuation of architectural and landscape themes, materials, forms and elements established
for the Village Center project to be implemented on the project site. By including common architectural
themes in both commercial areas, the two centers will compliment each other and will maintain design
consistency on Grafton Street. Although the two centers will have common design themes, it is important
to note that the Grafton Station shopping center will include features to distinguish and announce the
shopping center, such as the architectural towers (see II-32 of Exhibit C of Attachment 2 for an example).
The overall design theme of the shopping center can be described as a "Main Street" design theme. Pages
1-4 through 1-10 in Exhibit C of Attachment 2 provide guidelines on what elements will need to be
incorporated into individual building designs to meet the "Main Street" design theme. Specific design
requirements are also included in the entire 'Design Standards' section of the Stage 2 PD Rezone booklet
(Exhibit C of Attachment 2). Examples of architecture that would meet these requirements are also
included in the Design Standards section.
Landscaping
Landscape guidelines are included in Section IV of the Land Use and Design Standards section of the
Stage 2 PD Rezone booklet included as Exhibit Cto Attachment 2. The proposed landscaping includes a
variety of evergreen trees in the parking lot with deciduous trees proposed as accent trees.
Page 4 of6
Trees will be planted along Grafton Street and in the median. A plaza area with large canopy trees, shrubs,
benches and a water feature will be located at the terminus of Grafton Street, adjacent to the traffic circle
which has been designated as having the potential for Public Art.
CEOA Addendum and Statement of Overriding Considerations
The California Environmental Quality Act (CEQA) Guidelines Section 15164 provides that an addendum
to a previously certified Environmental Impact Report (EIR) may be prepared when the project requires a
minor technical change to the EIR and there are no new significant environmental effects and no
substantial increase in the severity of previously identified significant effects.
The amendments to the Stage 1 Development Plan require environmental review due to the increase in
gross acreage of the site (which results in an increase in the allowable floor area of the site). The increase
in acreage allows an additional 25,059 square feet of commercial space to be constructed on the site.
Although there will be an increase in the allowable floor area on the project site, the total commercial
space of 318,000 square feet, which includes the additional 25,069 square feet, falls within the
development potential which was studied for the Tassajara Gateway subarea in the Eastern Dublin EIR.
The CEQA Addendum for this project is attached as Exhibit A to Attachment 1.
In addition, the Eastern Dublin EIR identified significant unavoidable impacts from development of the
Eastern Dublin Area, some of which would apply to the Grafton Station project. CEQA Guidelines
Section 15093 and a California Court of Appeal decision captioned Communities for a Better Environment
v. California Resources Agency (2002) 103 Cal.App. 4th 98, require approval of a new Statement of
Overriding Considerations for the Project (Exhibit B to Attachment 1).
Development Agreement
A site specific Development Agreement is required in conjunction with all Site Development Review
applications in Eastern Dublin. The Development Agreement for this project has been developed by the
City Attorney and is similar to Agreements which have been developed for the other Eastern Dublin
Projects. Grafton Station will be constructed in phases, therefore, each Site Development Review
application to construct a new building within Grafton Station will require separate Development
Agreement(s). The Development Agreement for the development of Phase I of Grafton Station must be
approved by the City Council and is included as Exhibit A to Attachment 3. The Development Agreement
includes requirements for infrastructure phasing and compliance with the intent of the new Public Art
Ordinance that is before the City Council as a separate Agenda item at this meeting.
Noticing
In accordance with State law, a public notice was mailed to all property owners and occupants within 300
feet of the property to notify property owners and occupants ofthe proposed project and of the August 15,
2006 public hearing. The public notice was also published in the Valley Times and posted at several
locations throughout the City.
CONCLUSION:
The Applicant is proposing a unique development for Grafton Station that combines architecture and extensive
landscaping to provide for an attractive retail center that will serve the community and the region. The
Planning Commission has approved the Site Development Review for the Lowe's Home Improvement
Warehouse and a Conditional Use Permit to allow an outdoor display at the Lowe's store and has
recommended City Council approval of the Stage 1 Development Plan Amendment, Stage 2 Planned
Development Rezoning, Development Agreement and CEQA Addendum. The proposed Project is consistent
Page 5 of6
with the Dublin General Plan, Eastern Dublin Specific Plan, and the Stage 1 Planned Development Zoning (as
amended) for Area H and is compatible with the surrounding properties, similar improvements in the area, and
the project site.
RECOMMENDATION:
Staff recommends that the City Council: 1) Open the public hearing; 2) Receive Staff presentation; 3) Take
testimony from the Applicant and the public; 4) Close the public hearing and deliberate; 5) Adopt Resolution
(Attachment 1) approving a CEQA Addendum to the 1993 Eastern Dublin Environmental Impact Report
with the Addendum attached as Exhibit A and a CEQA Statement of Overriding Considerations attached as
Exhibit B; 6) Waive Reading and Introduce Ordinance (Attachment 2) rezoning the project area and
approving an amendment to the Stage 1 Development Plan and approving a related Stage 2 Development
Plans with the Amended Stage 1 Development Plan attached as Exhibit A, the Stage 2 Development Plan
attached as Exhibit B and the Stage 2 PD Rezone booklet attached as Exhibit C; and 7) Waive Reading and
Introduce Ordinance (Attachment 3) approving a Development Agreement between the City of Dublin and
Lowe's HIW, Inc. for a portion of the project site with the Development Agreement attached as Exhibit A.
Page 60f6
IOj
RESOLUTION NO. XX - 06
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
**************
APPROVING A CEQA ADDENDUM AND STATEMENT OF OVERRIDING
CONSIDERATIONS FOR A STAGE 1 DEVELOPMENT PLAN AMENDMENT AND STAGE 2
PLANNED DEVELOPMENT REZONE FOR THE GRAFTON STATION SHOPPING CENTER
LOCATED AT THE SOUTHWEST CORNER OF DUBLIN BOULEVARD AND GRAFTON
STREET AND BORDERED BY DUBLIN BOULEVARD AND NORTHSIDE DRIVE IN AREA H
OF DUBLIN RANCH (APN 985-0036-009)
P A 05-030
WHEREAS, James Tong, on behalf of Chang Su-O-Lin, H. Yao Lin and H. Lien Lin, has
requested a Stage 1 Development Plan Amendment, Stage 2 Planned Development Rezone,
Development Agreement and Site Development Review for the Grafton Station Shopping Center
located in a portion of Dublin Ranch Planning Area H, which applications are on file in the Planning
Division. These applications are collectively referred to herein as "the Project" or "Grafton Station";
and
WHEREAS, Grafton Station consists of approximately 29.2 acres encompassing a portion of
Dublin Ranch Planning Area H located at the southwest corner of Dublin Boulevard and Grafton Street
and bordered by Dublin Boulevard to the north and Northside Drive to the south, in the Eastern Dublin
Specific Plan area; and
WHEREAS, the Project is within the General Plan Eastern Extended Planning Area and the
Eastern Dublin Specific Plan area, for which a Program Environmental Impact Report (EIR) was certified
pursuant to the California Environmental Quality Act (CEQA) by the City Council by Resolution No. 51-
93 and the Addenda dated May 4, 1993 and August 22, 1994 (the "Eastern Dublin EIR") (SCH
91103064); and
WHEREAS, the Project area is located in a portion of Dublin Ranch Planning Area H for which
the City Council previously approved a Mitigated Negative Declaration on February 15,2000, entitled and
hereinafter referred to as the "1999 Mitigated Negative Declaration" (Resolution No. 34-00 incorporated
herein by reference); and
WHEREAS, the City Council previously approved a General Plan/Eastern Dublin Specific Plan
Amendment for Area H on March 7, 2000 (Resolution No. 35-00 incorporated herein by reference); and
WHEREAS, the City Council previously adopted an Ordinance approving a Stage 1 Development
Plan on March 21,2000 for Dublin Ranch Planning Area H (Ordinance No. 6-00, incorporated herein by
reference); and
WHEREAS, the City prepared an Initial Study to determine if additional review of the current
Project was required pursuant to CEQA Guidelines section 15162 (the "Initial Study"). The Initial Study,
dated June 2005 is included as a part of Exhibit A and incorporated herein by reference. Based on the
Initial Study, the City prepared an Addendum dated June 2006 (attached as Exhibit A and incorporated
Page 1 of3
ATTACHMENT 1
Lo,~ .cg-IS-DLo
~6Q
reference) describing minor changes from the previous approvals and finding that the impacts of the
current Project have been adequately addressed in the Eastern Dublin EIR and the 1999 Mitigated
Negative Declaration, all of which documents are incorporated herein by reference; and
WHEREAS, the Planning Commission did hold a properly noticed public hearing on the Project
on July 25, 2006, and adopted Resolution 06-24 recommending approval ofthe CEQA Addendum; and
WHEREAS, the Eastern Dublin EIR identified significant unavoidable impacts from development
ofthe Eastern Dublin area, some of which would apply to the Project; and
WHEREAS, pursuant to CEQA Guidelines Section 15093 and the California Court of Appeals
decision captioned Communities for a Better Environment v. California Resources Agency (2002) 103
Cal.App. 4t\ 98, 125, approval of the Project must be supported by a new Statement of Overriding
Considerations; and
WHEREAS, The City Council held a properly noticed public hearing on August 15, 2006, at
which time interested parties had the opportunity to be heard; and
WHEREAS, a Staff Report dated August 15,2006 was submitted to the City Council analyzing
the Project and recommending approval ofthe CEQA Addendum and the project applications; and
WHEREAS, the City Council considered the Addendum with the previously certified Eastern
Dublin Environmental Impact Report and the 1999 Mitigated Negative Declaration for Area H before
making a decision on the Project; and
WHEREAS, the City Council used its independent judgment and considered all reports,
recommendations and testimony before taking action on the Project.
NOW, THEREFORE BE IT RESOLVED that the foregoing recitals are true and correct and
made a part ofthis resolution.
BE IT FURTHER RESOLVED that the City Council adopts the CEQA Addendum and related
Initial Study, attached as Exhibit A, for the Grafton Station project pursuant to CEQA Guidelines Section
15164.
BE IT FURTHER RESOLVED that the City Council adopts the Statement of Overriding
Considerations attached as Exhibit B.
Page 2 of3
3tb
PASSED, APPROVED AND ADOPTED this 15th day of August 2006 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Janet Lockhart, Mayor
ATTEST:
Fawn Holman, City Clerk
G:\P A#\2005\05-030 Lowe's\CC\CEQA addendum Reso.DOC
Page 3 of3
Lead Agency:
ADDENDUM
TO THE
EASTERN DUBLIN SPECIFIC PLAN EIR
FOR THE
GRAFTON STATION AREA H PROJECT
City of Dublin
100 Civic Plaza
Dublin, CA 94568
JUNE 2006
Y0b
Exhibit A
+0 1(e.s 0 \ Vi-i 0'"
50'6
Table of Contents
Introduction........................................................................................................................ ............. 1
CEQA........................................................................ ...................................................................... 2
Initial Study..................................................................................................................................... 5
Evaluation of Environmental Impacts............................................................................................ 7
I. AESTHETICS ............................................................................................................................7
II. AGRICULTURE RESOURCES.................... .................... ............. ............... ........................ 7
III. AIR QUALITY............. .................. ..... ................................ ........ ..... ............ .... .......... ..... ........ 7
IV. BIOLOGICAL RESOURCES........ ..................................... ...... ........... .......... ........... ............ 8
V. CULTURAL RESOURCES.......... ............................................................ ........ ........... ..... .......9
VI. GEOLOGY AND SOILS..................................................................... .... ............... ................9
Vll. HAZARDS AND HAZARDOUS MATERIALS............................................................... 10
vm. HYDROLOGY AND WATER QUALITy...................................................................... 11
IX. LAND USE AND PLANNING ............................................................................................. 12
X. MINERAL RESOURCES......................................................... .................... ......................... 13
XI. NOISE................... ...................................................... ............. ...... ....... ......................... ..... .... 13
XII. POPULATION AND HOUSING .................. .... .......................... ..... ....... ..... ........... ....... .... 14
XIll. PUBLIC SERVICES.... ......... ..... .............................................. ............ ............. ................. 14
XIV. RECREATION................................................. ......................................... ............... .......... 15
XV. TRANSPORT A TIONITRAFFIC ............................... ................. ............... ..... ...... ..... ....... 15
XVI. UTILITIES AND SERVICE SySTEMS.......................................................................... 16
XVII. MANDATORY FINDINGS OF SIGNIFICANCE ........................................................17
Discussion of Checklist................................................................................................................. 18
lar5Q
CEQA Addendum to Dublin Ranch Area H
P A 05-030
May 30, 2006
Introduction
On May 10, 1993, the Dublin City Council adopted Resolution No. 51-93, certifying an
Environmental Impact Report (EIR) for the Eastern Dublin General Plan Amendment and
Eastern Dublin Specific Plan (Eastern Dublin EIR, SCH #91103064). The certified EIR
consisted of a Draft EIR and Responses to Comments bound volumes, as well as an
Addendum dated May 4, 1999, assessing a reduced development and project alternative.
The City Council adopted Resolution No. 53-93 approving a General Plan Amendment
and a Specific Plan for the reduced area alternative on May 10, 1993. On August 22,
1994, the City Council adopted a second Addendum updating wastewater disposal plans
'for Eastern Dublin. For identified impacts that could not be mitigated to a less than
significant level, the City Council adopted a Statement of Overriding Considerations. All
previously adopted mitigation measures for development in Eastern Dublin, that are
applicable to this Project, continue to apply to the proposed project. The Eastern Dublin
EIR is incorporated herein by reference.
The Eastern Dublin EIR evaluated the potential environmental effects of urbanizing
Eastern Dublin over a 20 to 30 year period. Since certification ofthe EIR, many
implementing projects such as Dublin Ranch have been proposed, relying to various
degrees on the Program EIR. A subsequent Mitigated Negative Declaration was later
approved for Planning Area H of Dublin Ranch in 2000 (SCH #99112040, PA 98-070)
adopted by Dublin City Council Resolution No. 34-00 on February 15,2000, hereafter
referred to as the 1999 Mitigated Negative Declaration..
The City of Dublin approved development of Planning Area H on February 15, 2000. The
approvals included a General Plan/Specific Plan Amendment and Planned Development
rezoning/Stage 1 Development Plan for a combination of commercial and residential
development.
A Mitigated Negative Declaration (1999 Mitigated Negative Declaration) was also
adopted by the Dublin City Council Resolution No. 34-00 on February 15,2000 for
Dublin Ranch Planning Area H, 2000 (SCH #99112040, PA 98-070). This project
included an amendment to the Dublin General Plan and Eastern Dublin Specific Plan to
amend the land use designation for a 10.5 acre parcel (which lies within the project area
for this project) to allow campus office and general commercial. The previous land use
designation, General Commercial, was revised to allow a mix of uses, including General
Commercial/Campus Office, to meet changing market conditions. The City Council
Resolution No. 34-00 contained findings that the Project would have impacts associated
with the development of the property that would be mitigated to a less than significant
level with incorporation ofthe mitigation measures into the project.
CEQA Addendum for Grafton Station Area H
City of Dublin 1
June 2006
7%
Prol ect
The applicant has requested approval of an amendment to the Stage 1 Development Plan.
The amendment is required to modify the gross acres stated in the development plan for
this site. The increase is due to the re-alignment of Dublin Boulevard and a more accurate
measurement of the site. The increase in gross floor area will also allow for an increase in
floor area in order to maintain the Floor Area Ratio (FAR) which has been established for
the site in the Eastern Dublin Specific Plan (.25). The actual gross acreage ofthe site is
29.2 acres which means that 318,000 square feet of commercial space can be constructed
on the site with a .25 FAR.
Although the proposal would increase the amount of commercial square footage on the
site by 25,059 square feet (over what was estimated in the Stage 1 Development Plan),
this number is consistent with the square footage estimated for general commercial in the
Eastern Dublin Specific Plan for the Tassajara Gateway subarea, of which this site is part
of.
CEOA
The State CEQA Guidelines provide guidance on the appropriate document for revisions
to a previously certified EIR. Section 15162 requires the preparation of a Subsequent EIR
ifthe lead agency determines, on the basis of substantial evidence in the light of the
whole record, one or more of the following:
a) Are there substantial changes to the Project involving new or more severe
significant impacts? There are no substantial changes to the Project analyzed in
the Eastern Dublin EIR or the Mitigated Negative Declaration for Planning Area
H. The Project proposes to amend the Stage 1 Development Plan to reflect the
actual gross acreage on the site. This would increase the amount of square footage
that could be built on the property, however, the project would be built at an FAR
of .25 which was studied in the Eastern Dublin EIR and the Mitigated Negative
Declaration and the total amount of square footage that would be constructed is
consistent with the overall types ofland uses and densities allowed in the Dublin
General Plan and the Eastern Dublin Specific Plan.
The Eastern Dublin EIR studied the development potential for the Tassajara
Gateway subarea. The increase in square footage on the project site will fall
within the development potential which was studied in the Eastern Dublin EIR.
The increase in square footage will not reduce the square footage available to the
Dublin Land Company parcel, based on an FAR of .25 (which is the FAR
established in the Eastern Dublin Specific Plan).
b) Are there substantial changes in the conditions which the Project is undertaken
involving new or more significant impacts? There are no substantial changes in
the conditions in the Eastern Dublin EIR or the 1999 Mitigated Negative
CEQA Addendum for Grafton Station Area H
City of Dublin 2
June 2006
~%
Declaration. The Project will be required to adhere to all of the mitigation
measures in both documents which apply to this Project.
c) Is there new information of substantial importance, which was not known at the
time of the previous EIR that shows the Project will have a significant effect not
addressed in the previous EIR; or previous effects are more severe; or, previously
infeasible mitigation measures are now feasible but the applicant declined to
adopt them; or mitigation measures considerably different from those in the
previous EIR would substantially reduce significant effects but the applicant
declines to adopt them? There is no new information showing a new or more
significant effect. The proposed Project would be consistent with the Eastern
Dublin Specific Plan and the Eastern Dublin EIR mitigation measures and the
mitigation measures included in the 1999 Mitigated Negative Declaration.
d) If no subsequent EIR level review is required, should a subsequent negative
declaration be prepared? No additional review is required based on the Initial
Study. The Initial Study concluded that the Project will not create any significant
impacts other than those identified in the Eastern Dublin EIR and the 1999
Mitigated Negative Declaration.
As discussed above, none of the conditions described in the CEQA Guidelines Section
15162 has occurred. Under such circumstances, Section 15164 requires the lead agency
to prepare an addendum to a previously certified EIR if some changes or additions are
necessary but none of the conditions described in Section 15162 calling for preparation of
a subsequent EIR have occurred. An addendum to be prepared as described below:
a} The lead agency or responsible agency shall prepare an addendum to a
previously certified EIR if some changes or additions are necessary but none of
the conditions described in Section 15162 calling for preparation of a
subsequent EIR have occurred.
b) An addendum to an adopted negative declaration may be prepared if only
minor technical changes or additions are necessary or none of the conditions
described in Section 15162 calling for the preparation of a subsequent EIR or
negative declaration have occurred.
c) An addendum need not be circulated for public review but can be included
in or attached to the final EIR or adopted negative declaration.
d) The decision making body shall consider the addendum with the final EIR
or adopted negative declaration prior to making a decision on the project.
e) A brief explanation ofthe decision not to prepare a subsequent EIR pursuant
to Section 15162 should be included in an addendum to an EIR, the lead
agency's findings on the project, or elsewhere in the record. The explanation
must be supported by substantial evidence.
CEQA Addendum for Grafton Station Area H
City of Dublin 3
June 2006
q C5-'
b
The City of Dublin has determined that an Addendum is the appropriate CEQA review
for the proposed Proj ect. Prior to making this determination, the City reviewed the
Eastern Dublin EIR and the previous Mitigated Negative Declaration for Planning Area
H to determine if any further environmental review was required for the proposed Site
Development Review and Stage 1 Development Plan amendment and Stage 2 Planned
Development rezoning.
This Addendum is adopted pursuant to CEQA Guidelines section 15164 based on the
environmental checklist. The Addendum reviews the proposed additional square footage
on the site, over what was reviewed in the Stage 1 Development Plan and 1999 Mitigated
Negative Declaration. Through the adoption of this Addendum, the City has determined
that the proposed changes do not require a subsequent EIR or negative declaration under
Section 15162 of the CEQA Guidelines. The City further determines that the Eastern
Dublin EIR and the 1999 Mitigated Negative Declaration adequately address the
potential environmental impacts ofthe proposed project.
Pursuant to Section 15164 ofthe CEQA Guidelines, the Addendum does not need to be
circulated for public review. The environmental document will be considered with the
prior environmental documents before making a decision on this project.
The attached Initial Study, referenced Eastern Dublin EIR and the 1999 Mitigated
Negative Declaration are all available for review in the Community development
Department located in the Dublin City Hall at 100 Civic Plaza in Dublin.
CEQA Addendum for Grafton Station Area H
City of Dublin 4
June 2006
lDDb
Initial Study
1. Project title: Grafton Station
2. Lead agency name and address: City of Dublin
100 Civic Plaza
Dublin, CA 94588
3. Contact person and phone number: Erica Fraser, Senior Planner, City of Dublin
Planning Division (925) 833-6610
4. Project location: North of Interstate 580, south of Dublin
Boulevard and east of Tassajara Road
5. Assessors Parcel Number(s): 985-0036-009
6. Project sponsor's name and address: Dave Chadbourne
MacKay and Somps
5142 Franklin Drive Suite B
Pleasanton, CA 94588
7. General Plan Designations:
General Commercial and General
Commercial/Campus Office
8. Zoning:
PD (Planned Development) District
9. Specific Plan Designation:
General Commercial and General
Commercial/Campus Office
10. Description of project:
The Applicants have proposed amendment to the Stage 1 Development Plan to
increase the approved square footage for the property from 292,941 square feet to
318,000 square feet, while maintaining a .25 Floor Area Ratio for a retail shopping
center. The development will be constructed on 29.2 gross acres which is larger than
the acreage estimated by the Stage 1 Development Plan which estimated that the
gross acreage ofthe site was 26.9 acres (a difference of2.3 acres). The increase in
gross floor area is due to the re-alignment of Dublin Boulevard, the inclusion of half
of the street right-ofway of North side Drive and a more accurate measurement ofthe
parcels.
CEQA Addendum for Grafton Station Area H
City of Dublin 5
June 2006
1166
The Project is consistent with the General Commercial and General Commercial/Campus
Office land use designations of the General Plan and Eastern Dublin Specific Plan. The
purpose ofthis project (an amendment to the Stage I Planned Development Zoning) is to
construct a project which has an FAR of .25 which is the established FAR for this
property. The Project will result in a commercial center which is 318,000 square feet in
size, which is approximately 25,000 square feet larger than originally studied for this
property. Although the Project will result in an increase of 25,059 square feet of
commercial floor area, the total amount of floor area proposed has been the subject of
prior CEQA reviews, through the 1993 Eastern Dublin EIR with mitigation measures. All
ofthe mitigation measures in the 1993 EIR continue to apply to this property including
the Project. For the significant and unavoidable impacts, the City adopted a Statement of
Overriding Considerations (Resolution 53-93) as part ofthe 1993 Eastern Dublin EIR.
This Project also lies within Dublin Ranch Area H. In 1999, the City adopted a Mitigated
Negative Declaration for the proposed Project which reviewed development on the
property and looked at the approved conditions for the Eastern Dublin Specific Plan area.
This amendment to the Stage 1 PD is also consistent with the Mitigated Negative
Declaration adopted for Dublin Ranch Area H.
11. Surrounding land uses and setting:
The project site is located in an area referred to as Planning Area H in Dublin Ranch
within the Eastern Dublin Specific Plan Area. The subject property is approximately 29.2
gross acres. The subject property is located south of Dublin Boulevard, north ofI-580 and
Northside Drive. The subject property is also located within the Tassajara Gateway
subarea in the Eastern Dublin Specific Plan.
12. Other public agencies whose approval is required: (e.g., permits, financing
approval, or participation agreement.)
Tentative and Final Subdivision Maps (City of Dublin)
Site Development Review (City of Dublin)
Grading and Building Permits (City of Dublin)
Sewer and Water Connections (DSRSD)
CEQA Addendum for Grafton Station Area H
City of Dublin 6
June 2006
\L-~
Evaluation of Environmental Impacts
The source of determination is listed in parenthesis. See listing of sources used to determine each potential
impact at the end ofthe 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: 2,5)
b) Substantially damage scenic resources, including, but
not limited to, trees, rock outcroppings, and historic
buildings within a state scenic highway? (Source: 2,5)
c) Substantially degrade the existing visual character or
quality ofthe site and its surroundings? (Source: 2,5)
d) Create a new source of substantial light or glare which
would adversely affect day or nighttime views in the area?
(Source: 2,3,5)
II. AGRICULTURE RESOURCES - 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: 1,2 )
b) Conflict with existing zoning for agricultural use, or a
Williamson Act contract? (Source: 1,2,3)
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:
1,2)
III. AIR QUALITY - Would the project:
a) Conflict with or obstruct implementation of the
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
X
X
X
X
,
X
X
X
X
CEQA Addendum for Grafton Station Area H
City of Dublin 7
June 2006
applicable air quality plan? (Source: 2,3)
b) Violate any air quality standard or contribute
substantially to an existing or projected air quality
violation? (Source: 2,3)
c) Result 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: 2,3)
d) Expose sensitive receptors to substantial pollutant
concentrations? (Source: 2)
e) Create objectionable odors affecting a substantial
number of people? (Source: 2)
IV. BIOLOGICAL RESOURCES --Would the
project:
a) Have a substantial adverse effect, either directly or
through habitat modifications, on any species identified
as a candidate, sensitive, or special status species in
local or regional plans, policies, or regulations, or by
the California Department ofFish and Game or U.S.
Fish and Wildlife Service? (Source: 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 ofFish and Game or US Fish and Wildlife
Service? (Source: 2,3)
c) Have a substantial adverse effect on federally protected
wetlands as defined by Section 404 ofthe Clean Water Act
(including, but not limited to, marsh, vernal pool, coastal,
etc.) through direct removal, filling, hydrological
interruption, or other means? (Source: 2,3)
I?Ob
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
X
X
X
X
X
X
X
X
CEQA Addendum for Grafton Station Area H
City of Dublin 8
June 2006
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: 2,3)
e) Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
ordinance? (Source: 2,3,8)
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: 2,3)
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: 2,3)
b) Cause a substantial adverse change in the significance
of an archaeological resource pursuant to ~ 15064.5?
(Source: 2,3)
c) Directly or indirectly destroy a unique paleontological
resource or site or unique geologic feature? (Source: 2,3)
d) Disturb any human remains, including those interred
outside of formal cemeteries? (Source: 2,3)
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
14r5b
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
X
X
X
X
X
X
X
X
CEQA Addendum for Grafton Station Area H
City of Dublin 9
June 2006
Division of Mines and Geology Special Publication 42.
(Source: 3)
ii) Strong seismic ground shaking? (Source: 3)
iii) Seismic-related ground failure, including liquefaction?
(Source: 3)
iv) Landslides? (Source: 3)
b) Result in substantial soil erosion or the loss of topsoil?
(Source: 3)
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: 3)
d) Be located on expansive soil, as defined in Table 18-I-B
ofthe Uniform Building Code (1994), creating substantial
risks to life or property? (Source: 3)
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: 3)
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: 3,4)
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: 3)
15D6
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
X
X
X
X
X
X
X
X
X
CEQA Addendum for Grafton Station Area H
City of Dublin 10
June 2006
c) Emit hazardous emissions or handle hazardous or acutel
hazardous materials, substances, or waste within one-
quarter mile of an existing or proposed school?
(Source: 3)
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: 3)
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: 3)
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: 1,3)
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: 2,3)
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 groundwater table level (e.g., the production
1laOb
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
X
.)
X
X
X
X
X
X
X
CEQA Addendum for Grafton Station Area H
City of Dublin 11
June 2006
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: 2,3)
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: 3)
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: 3)
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: 2,3)
f) Otherwise substantially degrade water quality?
(Source: 2,3)
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: 2,4,7)
h) Place within a 100-year flood hazard area structures
which would impede or redirect flood flows? (Source: 2,3)
i) Expose 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: 3,7)
j) Expose people or structures to a significant risk of loss,
injury or death involving inundation by seiche, tsunami, or
(Source: 3)
IX. LAND USE AND PLANNING - Would the project:
I -, c:r'J-
tJ
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
X
X
X
X
X
X
X
X
CEQA Addendum for Grafton Station Area H
City of Dublin 12
June 2006
a) Physically divide an established community?
(Source: 2,5)
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: 2)
c) Conflict with any applicable habitat conservation plan
or natural community conservation plan? (Source: 1,2)
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: 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: 2)
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: 2,3)
b) Exposure of persons to or generation of excessive
groundborne vibration or groundborne noise levels?
(Source: 2,3)
c) A substantial permanent increase in ambient noise
levels in the project vicinity above levels existing without
the project? (Source: 2,3)
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above levels
1t6 D6
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
X
X
X
X
X
X
X
X
X
CEQA Addendum for Grafton Station Area H
City of Dublin 13
June 2006
existing without the project? (Source: 2,3)
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: 1,2,3)
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: 1,2,3)
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)
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere? (Source: 2)
c) Displace substantial numbers of people, necessitating
the construction of replacement housing elsewhere?
(Source: 2)
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 (Source: 2,3)
Fire Protection?
Police Protection?
Schools?
I q t?-b
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
X
X
X
X
X
X
X
X
CEQA Addendum for Grafton Station Area H
City of Dublin 14
June 2006
Parks?
Other Public Facilities?
XlV. 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: 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: 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: 1,2,3)
b) Exceed, either individually or cumulatively, a level of
service standard established by the county congestion
management agency for designated roads or highways?
(Source: 1,2,3)
c) Result in a change in air traffic patterns, including
either an increase in traffic levels or a change in location
that results in substantial safety risks? (Source: 1,2,3)
d) Substantially increase hazards due to a design feature
(e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)? (Source: 1,2,3,4)
e) Result in inadequate emergency access? (Source: 1,2,3,4
f) Result in inadequate parking capacity? (Source: 1,2,3,4)
a.D Ob
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
X
X
X
X
X
X
X
X
X
X
CEQA Addendum for Grafton Station Area H
City of Dublin 15
June 2006
g) Conflict with adopted policies, plans, or programs
supporting alternative transportation (e.g., bus turnouts,
bicycle racks)? (Source: 1,2,3,4)
XVI. UTILITIES AND SERVICE SYSTEMS --
Would the project:
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
(Source: 2,3)
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: 2,3)
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: 2,3)
d) Have sufficient water supplies available to serve the
project from existing entitlements and resources, or are
new or expanded entitlements needed? (Source: 2,3)
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: 2,3)
f) Be served by a landfill with sufficient permitted
capacity to accommodate the project's solid waste
disposal needs? (Source: 2,3)
g) Comply with federal, state, and local statutes and
regulations related to solid waste? (Source: 2,3)
diDO
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
X
X
X
X
X
X
X
X
CEQA Addendum for Grafton Station Area H
City of Dublin 16
June 2006
8-~ co
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
XVII. MANDATORY FINDINGS OF SIGNIFICANCE
X
a) Does the project have the potential to degrade the quality
ofthe 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
the range of a rare or endangered plant or animal or
eliminate important examples of the major periods of
California history or prehistory?
X
c) Does the project have impacts that are individually
limited, 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 future projects)?
X
c) Does the project have environmental effects
which will cause substantial adverse effects on
human beings, either directly or indirectly?
Sources used to determine potential environmental impacts:
1. Eastern Dublin Specific Plan/General Plan (1994)
2. Eastern Dublin Specific Plan/General Plan EIR (1994)
3. Dublin Ranch Area H Mitigated Negative Declaration (1999)
4. Project Plans
5. Site Visit
6. Letter from Berlogar Geotechnical Consultants dated March 6, 2006
7. Letter of Map Revision Based on Fill Determination Document from FEMA (2004)
8. Other Source.
CEQA Addendum for Grafton Station Area H
City of Dublin 17
June 2006
~3 "0
Discussion of Checklist
Legend
PS:
LS/M:
LS:
"NI:
Potentially Significant
Less Than Significant After Mitigation
Less Than Significant Impact
No Impact
The following information is provided for the environmental checklist. The discussions are
summary only, the proper EIR and MND should be consulted for a full discussion of all of
the impacts and mitigation measures. The discussion also examine whether the additional
square footage of the commercial center would require preparation of a subsequent EIR,
MND, or ND pursuant to CEQA Guidelines Section 15162. Because the Project does not
propose a new development or square footage beyond what was originally studied for the
Tassajara Gateway subarea ofthe Eastern Dublin Specific Plan, most impacts area
unchanged for the Project. Finally, many ofthe prior impacts related to biology, soils,
drainage and other similar terrain-related impacts no longer apply to the Project Area since
the area has previously been rough graded.
I. J\esthetics
The project area is vacant and is relatively flat. The Eastern Dublin EIR classifies the project
site as "valley grasslands." The Project site is located adjacent to 1-580 and is located south
of Dublin Boulevard which is one of the City's major thoroughfares.
The Eastern Dublin EIR contains a number of Mitigation Measures that are applicable to this
project to assist in reducing aesthetic impacts to a less than significant level. The proposed
project will not result in any new impacts other than those identified in the 1999 Mitigated
Negative Declaration.
The 1999 Mitigated Negative Declaration identified supplemental Mitigation Measure 1 that
requires pole mounted streetlights to be equipped with cut-off lenses and oriented down
toward interior streets to minimize unwanted glare spillover. Building security lights and all
other lights shall also be directed downwards.
Proiect Impacts
a) Have a substantial adverse impact on a scenic vista? LS. Approval and
construction of the proposed project would convert an existing vacant field, which
was historically used for agricultural uses, to a commercial development. This
impact was addressed in the Eastern Dublin EIR (Impact 3.8/F) and it was
determined that no measures would reduce this impact to a less than significant
level. The EIR concluded that this impact would be a potentially significant
CEQA Addendum for Grafton Station Area H
City of Dublin 18
June 2006
~~6b
irreversible change and a Statement of Overriding Considerations has been
approved for this impact.
b) Substantially damage scenic resources, including state scenic highway? NI. The
project site is located adjacent to the 1-580 freeway which is not a state scenic
highway.
c) Substantially degrade existing visual character or the quality of the site? LS. This
impact was addressed in the Eastern Dublin EIR and a Statement of Overriding
Considerations.
d) Create light or glare? LS. This impact was addressed in the 1999 Mitigated
Negative Declaration. The Mitigated Negative Declaration determined that any
development on this project site could create undue glare on adjacent properties.
Mitigation Measure 1 was incorporated into the project which reduced this impact
to a less than significant level. Mitigation Measure 1 will also apply to the new
proj ect.
Overall, no additional impacts to aesthetics (as identified in the Eastern Dublin EIR or the
1999 Mitigated Negative Declaration) are expected to occur as a result of this Project.
II. Agricultural Resources
The Eastern Dublin EIR notes that the project site does not have soils or prime or unique
farmland. Additionally, the project site is not currently used for agricultural purposes and is
not enrolled in the Williamson Act. The Eastern Dublin EIR determined that the loss of
agricultural land was significant and unavoidable.
Proiect Impacts
a-c) Convert Prime Farmland, conflict with agricultural zoning or involve other
changes which could result in conversion of farmland to a non-agricultural use?
NI. As discussed above, although the site has been historically used for agricultural
purposes, the site is currently vacant and is not considered prime farmland.
No additional impacts to agricultural resources (as identified in the Eastern Dublin EIR or the
1999 Mitigated Negative Declaration) are expected to occur as a result ofthis Project.
III. Air Quality
Dublin is located in the Tri-Valley Air Basin. Within the Basin, state and federal standards
for nitrogen dioxide, sulfur dioxide and lead are met. Standards for other airborne pollutants,
including ozone, carbon monoxide and suspended particulate matter (pM-l 0) are not met in
at least a portion ofthe Basin.
CEQA Addendum for Grafton Station Area H
City of Dublin 19
June 2006
-
:;2. ~ t5b
Mitigation Measures 3.11/1.0 through 3.11/13.0 were included in the Eastern Dublin EIR to
assist in reducing long-term and short-term air quality impacts. Impacts related to emissions
from construction vehicles, mobile source emission of reactive organic gasses and nitrogen
dioxide and stationary source emissions were identified as significant and unavoidable and a
Statement of Overriding Conditioners were adopted by the City of Dublin for those impacts.
The 1999 Mitigated Negative Declaration did not identify any new or supplemental impacts
or mitigation measures from the Eastern Dublin EIR related to air quality.
Project Impacts
a) Would the project conflict or obstruct implementation of an air quality plan? LS.
The proposed project would not conflict with the local Clean Air Plan adopted by
the Bay Area Air Quality management District, since the proposed Project
(proposed square footage of non-residential development) has been included in the
Eastern Dublin Specific Plan.
b) Would the project violate any air quality standards? LS. During the construction of
the building and site improvements could result in exceedance of air quality
standards due to dust and equipment emissions (Impact 3.11A and B). The Project
will be required to conform to Mitigation Measures 3.11/1.0 - 3.11/4.0. A
Statement of Overriding Considerations was also adopted in the Eastern Dublin EIR
because the EIR assumed that air quality impacts as a result of construction
equipment could not be reduced to a less than significant impact.
Similarly, potential air quality impacts related to mobile source emISSIon of
Reactive Organic Gasses and Nitrogen Oxide, both precursor indicators of smog,
and stationary source emission were found to exceed regional air quality standards
even with mitigation measures and were included in the Statement of Overriding
Considerations (Eastern Dublin EIR Impacts 3.11/C and 3.11/E).
c) Would the project result in cumulatively considerable air pollutants? LS. The
Eastern Dublin EIR identifies Mobile Source Emissions and Stationary Source
Emissions as significant irreversible impacts. These impacts are typically based on
vehicular emission from future traffic as well as stationary sources. A Statement of
Overriding Considerations was adopted for long-term impacts.
d) Would the project expose sensitive receptors to substantial pollutant
concentrations? NI. The proposed Project includes commercial and some office
uses, which are not considered sensitive receptors. The Project is located near some
residential uses, however, the 1999 Mitigated Negative Declaration determined that
non-residential development in Area H would not create any impacts on these
residential uses.
CEQA Addendum for Grafton Station Area H
City of Dublin 20
June 2006
dLoOb
e) Would the project create objectionable odors? NI. The proposed Project includes
typical retail, office and restaurant uses. The proposed type of development was
studied in the 1999 Mitigated Negative Declaration and it was determined that
commercial development would not create objectionable odors.
Overall, no additional impacts to air quality (as identified in the Eastern Dublin EIR or the
1999 Mitigated Negative Declaration) are expected to occur as a result ofthis Project.
IV. Biological Resources
The Eastern Dublin EIR indicates that the Project area is dominated by non-native grassland
and dryland-farmed (grain crops) habitats. A detailed biological investigation was completed
by H.T. Harvey and Associates in conjunction with the 1999 Mitigated Negative declaration.
A number of mitigation measures (Mitigation 3.7/1.0 to 3.7/28.0) are included in the Eastern
Dublin EIR to reduce impacts to a less than significant level, except for the loss of
botanically sensitive habitat.
Plants
Based on the history of cultivation of Planning Area H, in which the subject site is located,
most of the 23 special-status plant species identified as potentially occurring in the project
area are not expected to be present. Previous agricultural activities, including livestock
grazing and crop production have degraded potential habitat for these species, and existing
predominant plant species include invasive forbs and grasses indicative of disturbed
habitants. Only one special-status plant species has been observed in Planning Area H.
However, the San Joaquin spearscale (Atriplex joaquinana) has been observed in similar
habitat on the parcel immediately east of Area H and it may occur in Area H as well.
Animals
The Eastern Dublin EIR and the 1999 Mitigated Negative Declaration provide background
information on the potential for special-status and sensitive animals species that could
potentially occur on the Project site. With the permitted grading on the Project site, many of
these species are no longer expected to occur on the site.
Wetlands
The 1999 Mitigated Negative Declaration identified approximately 5.33 acres of wetlands in
Planning Area H, a portion of which were on the subject property. In 2003, the United States
Army Corps of Engineers issued a Section 404 Permit to the owners of the property. The
wetlands area was then filled in according to the permit.
Pro] ect Impacts
a) Would the Project have a substantial adverse impact on a candidate, sensitive or
special status species? LS. In accordance with the permit conditions of the United
States Army Corps of Engineers (US ACE) wetland fill permit (dated May 23,2006)
and the Regional Water Quality Control Board Water Quality Certification Order
CEQA Addendum for Grafton Station Area H
City of Dublin 21
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(dated April 16, 2003) the mitigation measures addressing impacts on candidate,
sensitive or special status species have already been or are currently being
implemented. As mentioned above, the site has already been filled in and graded in
accordance with the permits.
b,c) Would the Project have a substantial adverse impact on riparian habitat or
federally protected wetlands? LS. A portion of the Project site was determined to
have farmed wetlands, which is a type of Waters of the United States found on
agricultural lands. In accordance with the approval conditions of the USACE
wetland fill permit and Regional Water Quality Control Board Water Quality
Certification Order mitigation measures addressing impacts on candidate, sensitive
or special status species have already been or are currently being implemented.
d) Would the Project interfere with movement of native fish or wildlife species? Nl.
The farmland wetlands have been filled in with the required permits. No significant
wildlife movement occurs on or across the site and therefore it is not anticipated
that the development will interfere with such actions.
e,f) Would the Project conflict with local policies or ordinances protecting biological
resources or any adopted Habitat Conservation Plans or Natural Community
Conservation Plans? NI. No significant trees are present on the site and there are no
trees on the site which meet the requirements for protection under the City's
Heritage Tree Ordinance. The site is not located within the boundaries of any
Habitat Conservation Plan.
The increase in the amount of square footage of commercial development on the site will not
impact the overall biological resources on the site as reviewed in the 1999 Mitigated
Negative Declaration because the Declaration assumed full development of the site. Overall,
no impacts to biological resources, not previously identified in the Eastern Dublin EIR or the
1999 Mitigated Negative Declaration for Area H, are expected to occur as a result of this
Project. The project will be required to follow Mitigation Measures 2 and 3 of the 1999
Mitigated Negative Declaration, as well as the mitigation measures established in the Eastern
Dublin EIR.
V. Cultural Resources
Eastern Dublin was surveyed in 1988 as part of the Eastern Dublin Specific Plan and Eastern
Dublin EIR. In May of 1999 the project area was surveyed by Holman and Associates in
conjunction with the 1999 Mitigated Negative Declaration. No potentially significant
prehistoric or archeological materials or indicators were found on the property during the
study.
The 1999 Mitigated Negative Declaration incorporated Mitigation Measure 4 which requires
the Project to include a contingency plan in the event that archeological or paleontological
resources are found on the site.
CEQA Addendum for Grafton Station Area H
City of Dublin 22
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Project Impacts
a) Would the Project cause substantial adverse changes to significant historic
resources? NI. The Project site is vacant and no historic resources have been found
the site.
b, c) Would the Project cause a substantial adverse change in the significant or an
archeological resource or destroy a paleontological resource or unique geological
feature? NI. The site is relatively flat and does not have any unique geological
features. The Eastern Dublin EIR identified several potential significant
archeological resources in Eastern Dublin. There is a remote possibility that
archeological or paleontological resources could be found on the site during
construction and/or grading. The 1999 Mitigated Negative Declaration incorporated
Mitigation Measure 4 which requires the Project to include a contingency plan in
the event that archeological or paleontological resources are found on the site. This
Mitigation Measure will be included in the revised project and the proposed Project
will not change the impacts identified in the 1999 Mitigated Negative Declaration.
d) Would the Project disturb any human remains? LS. There is a remote possibility
that human remains could be uncovered on the site during construction. The 1999
Mitigated Negative Declaration required that the Project adhere to Mitigation
Measure 4 to reduce these potential impacts to a less than significant level.
The proposed Project will not result in any additional impacts to Cultural Resources other
than those identified in the Eastern Dublin EIR and Mitigation Measure 4 in the 1999
Mitigated Negative Declaration.
IV. Geology and Soils
The information in this section is based on preliminary geotechnical reports cited in the 1999
Mitigated Negative Declaration and the letter by Berlogar Geotechnical Consultants (dated
March 6, 2006). The reports and letter are on file with the City of Dublin.
Mitigation Measures 3.6/1.0 - 3.612.0 and 3.6/6.0 - 3.6/8.0 ofthe Eastern Dublin EIR were
adopted to reduce Impacts 3.6/A through 3.6/L to less than significant impacts, with the
exception for impact 3.6/B regarding ground shaking which was significant and unavoidable
(a Statement of Overriding Considerations was adopted for this impact). No additional
mitigation measures were included in the 1999 Mitigated Negative Declaration.
Seismic
The Project area is part of the San Francisco Bay Area, a seismically active region. The
Eastern Dublin EIR notes the presence of several nearby significant faults including the
Calaveras Fault, Greenville Fault, Hayward Fault and the San Andreas Fault. The likelihood
of a major seismic event on one or more ofthese faults in the near future is believed to be
high. However, the site is not part of a Special Study Zone as identified by the State of
CEQA Addendum for Grafton Station Area H
City of Dublin 23
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California. Please refer to the 1999 Mitigated Negative Declaration for more background
information.
Site Soils
Soils on the site are characterized as colluvium, which is highly expansive with a brittle layer
of subsoil. Colluvium soil typically consists of dark gray, very stiff to hard silty clay.
Landform and Topography
The site has very little variation in topography and gently slopes upward from the south
(adjacent to 1-580) to the north (adjacent to Dublin Boulevard). The lowest elevation is
approximately 345 feet above sea level and the highest is 353 feet for a grade change of
approximately 8 feet.
Drainage
The permitted grading eliminated a number of small, unmanned north-south intermittent
streams that were described in prior CEQA reviews.
Project Impacts
a) Would the Project Expose people or structures to potential substantial adverse
impacts, including loss, injury or death related to ground rupture, seismic ground
shaking, groundfailure or landslides? LS. The Project site is subject to ground
shaking caused by a number of regional faults. Under moderate to severe seismic
events which are probable in the Bay Area, buildings, utilities and other
improvements would be subject to damage caused by ground shaking. The Eastern
Dublin EIR contains mitigation measures to reduce impacts related to ground
shaking to a less than significant level.
b) Is the site subject to substantial erosion and/or the loss of topsoil? LS. The Eastern
Dublin EIR notes that construction of all ofthe land uses in the Eastern Dublin
Specific Plan Area would increase erosion and sedimentation in the area through
grading on the sites. Mitigation Measures 3.6/27.0 and 3.6/28.0, in the Eastern
Dublin EIR, require the Project to prepare and implement interim erosion plans as
part of the grading permits.
c-d) Is the site located on soil that is unstable or expansive or result in landslides,
liquefaction or collapse? LS. The site has colluvium soil which typically has a high
shrink-swell potential. Mitigation Measures 3.6/14.0 through 3.6/16.0 were adopted
in the Eastern Dublin Specific Plan to reduce the potential for shrink-swell impacts
to a less than significant level by requiring appropriate structural foundations and
other techniques to reduce the risk of structure and infrastructure damage.
e) Does the Project site have soils incapable of supporting on-site septic tanks? NI.
The Project will be connected to a sanitary sewer system provided by the Dublin
San Ramon Services District and therefore septic tanks will not be used.
CEQA Addendum for Grafton Station Area H
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300b
Overall, no impacts to soils and geology not previously identified in the Eastern Dublin EIR
or the 1999 Mitigated Negative Declaration are expected to occur as a result ofthe revised
proj ect.
VI. Hazards and Hazardous Materials
The Project site is vacant with no structures. Phase I and Phase II hazardous materials studies
were conducted for Planning Area H in 1997 and determined that no hazardous materials
were in the Area.
Proiect Impacts
A, b, c) Would the Project create a significant hazard to the public through the transport,
use, disposal or emission of hazardous materials? LS. Proposed uses for the Project
include retail, office and restaurant uses. Hazardous materials are not typically
associated with these types of uses; however, minor quantities of hazardous
materials could be associated with the uses. These materials could include lawn
chemicals, cleaning solvents or other items typically used for building and site
maintenance.
D) Would the Project be located on a site which is included on a list of hazardous
materials sites? NI. Studies conducted in the site indicate that the site is free of
hazardous materials.
E, f) If the site is located within an airport land use plan or within the vicinity of a
private airstrip, would the Project result in a safety hazard for people working or
residing in the area? NI. The Project area is located to the Northwest of the
Livermore Municipal Airport. During an Alameda County Airport Land Use
Commission (ALUC) meeting on April 14, 1999, the ALUC determined that the
project area was outside of the referral area for the Livermore Municipal Airport.
g) Would the proposed Project impair the implantation of the adopted emergency
response plan or emergency evacuation plan? NI. Adequate emergency access will
be provided in the area through collector streets. The proposed Project will not
interfere with access to these streets as development was anticipated on this parcel
in the Eastern Dublin Specific Plan and the 1999 Mitigated Negative Declaration.
h) Would the proposed project expose people or structures to a significant risk of loss,
injury or death involving wildlandfires? LS. The Project site is currently a vacant
field with some grasses. Although the site is vacant, several projects near the
project site are under construction which has reduced the amount of grasslands in
the area. Development of the project site will include new waterlines, fire hydrants
and emergency vehicle access easements for fire fighting purposes as well as new
fire stations and personnel in the Eastern Dublin Planning Area to meet the needs of
the businesses and residences in the area.
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310b
VIII. Hydrology and Water Quality.
The project site is relatively flat, although the site has a higher elevation that the adjacent
property due to rough grading and fill which was conducted in the past. Although the 1999
Mitigated Negative Declaration determined that a large portion ofthe site was located in
Flood Zone AH, the Federal Emergency Management Agency (FEMA) has removed the
property from a Special Flood Hazard Area. The new flood zone designation for this property
is now Zone X which means outside a special flood hazard area.
The 1999 Mitigated Negative Declaration included additional Mitigation Measure 5 which
requires the preparation of a Stormwater Pollution Prevention Plan (SWPPP), Mitigation
Measure 6 which requires a drainage and hydrology study and Mitigation Measure 7 which
requires the applicant to submit proof that the property is outside a flood hazard area in
conjunction with the Building Permit(s).
Project Impacts
a) Would the Project violate any water quality standards or waste discharge
requirements? LS. Construction of the Project would require grading in order to
construct the building pads, roadways, utilities and other improvements. The 1999
Mitigated Negative Declaration included supplemental Mitigation Measure 5 which
requires a Stormwater Pollution Prevention Plan be prepared to reduce potential
water quality impacts.
b) Would the Project substantially deplete groundwater recharge areas or lowering of
water tables? LS. This impact has been addressed in the Eastern Dublin EIR and
the project will be required to adhere to Mitigation Measures 3.5/49.0 and 3.9/50.0.
The 1999 Mitigated Negative Declaration did not identify any additional impacts as
a result of development on the site.
c) Would the Project substantially alter drainage patterns or result in flooding on or
off the project site? LS. Development of vacant properties in the Eastern Dublin
Planning Area could alter drainage patterns on the project site. However, drainage
will be altered through newly constructed underground pipes, culverts and similar
facilities.
d) Would the Project create storm water runoff that would exceed the capacity of
drainage systems or add substantial amounts of polluted runoff? LS. Construction
of on-site improvements is anticipated to lead to greater quantities of stormwater
runoff. The 1999 Mitigated Negative Declaration requires the project to prepare a
SWPPP to reduce impacts on the site. Additionally, Mitigation Measure 6 requires
the developer to submit a drainage and hydrology study to the Public Works
Department prior to issuance of any grading permits.
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e) Would the Project substantially degrade water quality? LS. Mitigation Measure 5
requires that the developer create a SWPPP in order to minimize impacts on water
quality as a result of erosion.
f) Would the Project place housing within a lOa-year flood hazard area as mapped by
a Floor Insurance Rate Map? NI. This project does not include housing units.
h,i) Would the Project place within a lOa-year flood hazard boundary structures that
impede or redirectfloodfloor, including dam failures? NI. No portion of the
Project site is located within a flood hazard area as defined by the Federal
Emergency Management Agency.
j) Would the Project result in inundation by seiche, tsunami or mudflows? LS. The
site is not located near a significant body of water which could result in a seiche.
The risk of a potential mudflow is considered low since no historic mudflows or
landslides have been identified on the site. The Eastern Dublin Specific Plan
contains Mitigation Measures 3.6/17.0 and 3.6/28.0 which require analysis and
proper siting of construction to reduce these impacts on this property and
surrounding properties to a less than significant level.
V. Land Use and Planning
The Project site is located within the Eastern Dublin Specific Plan area. The Project site is
also located in the Tassajara Gateway subarea which is identified in the Specific Plan. In
2000 a Stage 1 Development Plan was approved for Area H (in which the Project site is
located). Although the total square footage of general commercial that is proposed on the site
is greater than what was anticipated in the Stage 1 Development Plan, the floor area ratio
(.25) will not change. The increase in square footage is a result of an error in the calculation
of the gross acreage ofthe site and due to the re-alignment of Dublin Boulevard and Grafton
Street. The proposed square footage of the site however falls within the square footage
anticipated in the Tassajara Gateway subarea and reviewed in the Eastern Dublin EIR which
anticipated a greater amount of commercial acreage in the area than what was estimated in
the 1999 Mitigated Negative Declaration.
Project Impacts
a) Would the proposed Project physically divide an established community? NI. The
project site is vacant and is located between Dublin Boulevard and Northside Drive.
Commercial development has been anticipated on the site since the adoption of the
Eastern Dublin Specific Plan and in the Stage 1 Planned Development Rezone.
Additionally, residential development is currently underway near the site and
commercial development is anticipated adjacent to the site in the future.
b) Would the Project conflict with any applicable land use plan, policy or regulation?
NI. The proposed Project site has a land use designation ofGC (General
Commercial) and GC/CO (General Commercial/Campus Office). The land use
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designations permit a combination of general commercial and campus office uses
on the site (with campus office limited to 10.5 acres). The proposed Project includes
the development of a shopping center with general commercial uses. The proposed
Project is compatible with the type of development anticipated in the Eastern
Dublin Specific Plan, General Plan and the Stage 1 Development Plan.
As discussed previously, the proposed Project would result in a shopping center
which is 25,059 square feet larger than the development approved under the Stage 1
Planned Development. Although the shopping center square footage will increase
over the approved square footage for Area H, the additional square footage was
studied in the Eastern Dublin EIR and the proposed square footage falls within the
limits previously studied in the EIR.
c) Would the Project conflict with a habitat or natural community conservation plan?
NI. A Habitat or natural community conservation plan has not been adopted within
the Eastern Dublin Specific Plan area and therefore development on the project site
would not impact an established plan.
Overall, no additional impacts to land use and planning (as identified in the Eastern Dublin
EIR or the 1999 Mitigated Negative Declaration) are expected to occur as a result ofthis
Proj ect.
VI. Mineral Resources
The Project site contains no known mineral resources.
Project Impacts
A, b) Would the project result in the loss of availability of significant mineral resources?
Nl. Both the Eastern Dublin EIR and the 1999 Mitigated Negative Declaration did
not identify any significant mineral resources on this site.
Overall, no additional impacts to mineral resources (as identified in the Eastern Dublin EIR
or the 1999 Mitigated Negative Declaration) are expected to occur as a result of this Project.
XL Noise
Major sources of noise on and adjacent to the project site include noise generated by vehicles
on 1-580, Tassajara Road and Dublin Boulevard.
The Eastern Dublin EIR identified Impact 3.10/E regarding the exposure of residences to
noise from construction equipment. Because residences are located near the subject property,
construction ofthe project will be required to adhere to Mitigation Measures 3.10/4.0 and
3.10/5.0.
Project Impacts
CEQA Addendum for Grafton Station Area H
City of Dublin 28
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34- Db,
A, d) Would the Project expose persons or generation of noise levels in excess of
standards established by the General Plan or other applicable standards? LS. The
City of Dublin General Plan includes policies which requires the development to be
constructed in accordance with the City's noise exposure limits (see Table 9.1 in the
General Plan). The project will be required to conform to these requirements.
b) Would the Project expose persons to excessive groundbourne vibration or
groundbourne noise levels? NI. No impacts are anticipated for groundboume
vibration or noise, since no sources of vibration currently exist within or adjacent to
the Project, such as heavy industrial facilities or railroads.
c) Would the Project substantially increase permanent ambient noise levels? LS. The
Eastern Dublin EIR identified permanent noise impacts related to vehicular traffic
increases as an unavoidable and unmitigatable impact. A Statement of Overriding
Considerations was adopted for this impact.
E,f) For a Project located within an airport land use plan or within two miles of an
airport, would the project expose people to excessive noise levels? NI. The
Eastern Dublin EIR notes that noise related to aircraft flyovers from the
Livermore Municipal Airport are insignificant for the Eastern Dublin planning
area.
Overall, no additional impacts related to noise (as identified in the Eastern Dublin EIR or the
1999 Mitigated Negative Declaration) are expected to occur as a result ofthis Project.
XII. Population and Housing
The Eastern Dublin Specific Plan anticipates that 13,648 dwelling units will be constructed in
the Eastern Dublin Planning Area at buildout (with an estimated population of31,639 units).
The California Department of Finance has determined that the total City of Dublin's
population was 39,931 as of January 1, 2005.
Proiect Impacts
a) Would the Project induce substantial population growth in an area, either directly
or indirectly? LS. Approval ofthe proposed Project is consistent with the Eastern
Dublin Specific Plan, Eastern Dublin EIR and the land use identified in the Stage 1
Development Plan. The proposed amendment to the Stage 1 Development Plan
would increase the approved square footage by 25,059 square feet; however, the
total square footage is consistent with the floor area ratio and the total development
potential (square footage) identified in the Tassajara Gateway subarea (Section
4.9.1 of the Eastern Dublin Specific Plan). Additionally, the proposed Project is a
commercial development and therefore will not significantly increase the
population in the area.
CEQA Addendum for Grafton Station Area H
City of Dublin 29
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b, c) Would the Project displace a substantial number of existing housing units or
people? NI. The existing site is vacant.
Overall, no additional impacts with respect to population and housing (as identified in the
Eastern Dublin EIR or the 1999 Mitigated Negative Declaration) are expected to occur as a
result ofthis Project.
XIII. Public Services.
Fire Protection: The City of Dublin contracts with the Alameda County Fire Department for
fire protection services including fire suppression, fire prevention, education, inspection
services and hazardous material control to the community.
Police Protection: The City of Dublin contracts with the Alameda County Sheriff Department
to provide 24-hour security patrols throughout the community in addition to crime
prevention, crime suppression and traffic safety.
Schools. The Dublin Unified School District (DUSD) provides educational services to
residents in the City of Dublin.
Maintenance. Maintenance of public streets, roads and other governmental facilities are the
responsibility of the City of Dublin Public Works Department.
Solid Waste Services. Solid waste services are provided by Amador Valley Industries.
Project Impacts
a) Fire protection? LS. Construction ofthe proposed project would increase demand
for fire and emergency services on the site. The Project will be required to reduce
these impacts by installing fire sprinklers and new fire hydrants and by meeting the
minimum fire flow requirements in the Uniform Building Code and the Uniform
Fire Code.
b) Police protection? LS. An increase in the demand for police services may occur as
a result ofthe construction of the commercial shopping center largely due to an
increase in theft on the site. The Project will be required to comply with Mitigation
Measure 3.7/5.0 which requires additional police personnel (provided by the City)
and the project to be reviewed by the Police Department.
c) Schools? NL The proposed Project is for the construction ofa 318,000 sq. ft.
commercial shopping center. The proposed shopping center will not significantly
increase demand for schools in the area.
d) Maintenance of public facilities, including roads? LS. Approval of the proj ect
would increase the long-term maintenance demand for roads. However, the
CEQA Addendum for Grafton Station Area H
City of Dublin 30
June 2006
:31...0 06
additional demands will be offset by additional City impact fees and property tax
revenues.
e) Solid waste generation? LS. Approval of the Project would increase generation of
solid waste during construction and during the life of the shopping center. The
Project will be required to provide adequate garbage and recycling facilities on the
site. Additionally, the Eastern Dublin EIR requires adherence to Mitigation
Measures 3.4/37.0 - 40.0 which requires the preparation of a solid waste
management plan.
Overall, no additional impacts with respect to public services (as identified in the Eastern
Dublin EIR or the 1999 Mitigated Negative Declaration) are expected to occur as a result of
this Project.
XIV. Recreation
Nearby community and regional parks include: Emerald Park, a 50-acre City park and Bray
Commons, a neighborhood park.
Pro] ect Impacts
a) Would the project increase the use of existing and neighborhood or regional
parking? NI. The proposed Stage 1 Planned Development Rezoning and Project
will not result in an increase in the number of residential units constructed in the
area. As a result, there will be no impacts on neighborhood or regional park
facilities.
b) Does the Project include recreational facilities or require the construction or
expansion offacilities which may have an adverse impact on the environment? NI.
The proposed Project does not include any recreational facilities.
Overall, no additional impacts to recreation (as identified in the Eastern Dublin EIR or the
1999 Mitigated Negative Declaration) are expected to occur as a result ofthis Project.
XV. Transportation/Traffic
The 1999 Mitigated Negative Declaration included Mitigation Measure 8 and 9 which
required transportation improvements to be installed throughout the City. Please refer to the
1999 Mitigated Negative Declaration for more information regarding this section.
Existing Transportation Network
The project site is served by a number of regional freeways and sub-regional arterial and
collector roadways including:
Interstate 580 - An eight lane east-west freeway that connects Dublin with local cities such
as Livermore to the east and Hayward and Oakland to the west. Interchanges near the project
CEQA Addendum for Grafton Station Area H
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site include Dougherty/Hopyard Road, Hacienda Drive, Tassajara Road/Santa Rita Road and
Fallon Road/EI Charro Road.
Dougherty Road - A six lane road between Dublin Boulevard and 1-580 (the road continues
as a six lane road as Hopyard Road in Pleasanton). This road reduces to four lanes from
Dublin Boulevard to the the Alameda County/Contra Costa border where it reduces to two
lanes.
Dublin Boulevard - This is a major arterial roadway in the City. The road extends from the
western City Limits and will connect with Fallon Road (in the east) in the future.
Hacienda Drive - An arterial roadway designed to provide access to 1-580. This road
contains six lanes south ofI-580 and four lanes north of Dublin Boulevard. "
Arnold Drive - This is a north-south two lane road which connects Gleason Drive to Dublin
Boulevard. The road will extend south of Dublin Boulevard in the future to connect with the
Dublin Transit Center.
Gleason Drive - This is an east-west two-lane road parallel to and north of Dublin
Boulevard. Gleason Drive runs from Arnold Drive to Fallon Road. Portions of Gleason Drive
are four lanes and a portion of this road is two lanes.
Tassajara Road - This road extends from Santa Rita Road at 1-580 to the Town ofDanville
(where it becomes Camino Tassajara). The road is a four lane road which turns into a two
lane road in the more rural areas of the City.
Santa Rita Road - A six lane divided urban arterial roadway from the 1-580 interchange
south to Valley Avenue in Pleasanton. This road primarily serves the east side of Pleasant on,
including the Hacienda Business Park and provides access to downtown Pleasanton.
Fallon Road - A two lane road which extends from 1-580 and connects with Gleason Drive.
In the future, Dublin Boulevard will be extended and will connect with Fallon Road.
Existing Intersection Operations
The Traffic Study completed in conjunction with the 1999 Mitigated Negative Declaration
found that the intersections near the project site operated at an acceptable level of service
(which is defined by the City of Dublin as an LOS ofD or better).
Future Baseline Conditions
To implement the transportation and circulation aspects ofthe Eastern Dublin Specific Plan,
the City of Dublin has undertaken a comprehensive program oftransportation improvements
in the community. The program includes upgrades to 1-580 freeway intersections,
construction of new roads and improvements to existing roads. These improvements are
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City of Dublin 32
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primarily funded by fees levied on new development in Eastern Dublin or are required to be
constructed by developers in conjunction with their projects.
Future Baseline Intersection Operations
A Traffic Study was completed in conjunction with the 1999 Mitigated Negative Declaration
analyzed the future baseline intersection operations with existing traffic, traffic from
approved projects and traffic from other pending development in the area. With the future
development in Eastern Dublin and appropriate traffic improvements in the City, the traffic
study found that the operation of all study intersections could be maintained at an LOS ofD
or better.
Project Impacts
a) Would the Project cause an increase in traffic, which is substantial to existing
traffic load and street capacity? LS. The 1999 Mitigated Negative Declaration
concluded that the proposed project in addition to the approved projects and future
projects in the area would potentially create significant impacts, however these
impacts could be mitigated to a less than significant level. The 1999 Mitigated
Negative Declaration included Mitigation Measure 8 which required that several
transportation improvements be installed throughout the City and Mitigation
Measure 9 which required Tassajara Road to be widened from six to eight lanes
between 1-580 and Dublin Boulevard.
b) Would the Project exceed, either individually or cumulatively, a LOS standard
established by the County CMA for designated road? NL As shown in the 1999
Mitigated Negative Declaration, all nearby intersections can be mitigated to a Level
of Service D or better, which exceeds the minimum Level of Service E established
by the Alameda County Congestion Management Agency.
c) Would the Project result in a change in air traffic patters? NI. The proposed project
would have no impact on air traffic patterns because it is a regional serving
commercial development.
d) Would the project substantially increase hazards due to a design feature or
incompatible use? LS. Approval ofthe Project would result in the construction of
new driveways, circulation routes, access points and the extension of Grafton
Street. All new streets and other circulation improvements on the site will be
constructed in accordance with City design requirements to minimize substandard
turning radii, provide for maximum sight visibility distances and minimize other
potential hazards.
e) Would the Project result in inadequate emergency access? NI. The proposed
Project has been reviewed with respect to emergency access by the City's Fire
Department and the Police Department. The Departments have concluded that the
site has been adequately designed for emergency access.
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f) Would the Project result in inadequate parking capacity? NI. The proposed project
has been reviewed with respect to parking and the City has determined that the
proposed Project meets the requirements ofthe Dublin Zoning Ordinance with
respect to parking.
g) Would the Project create hazards or barriers for pedestrians or bicyclist? NI. The
Project has been designed to minimize potential hazards to pedestrians and
bicyclists.
XVI. Utilities and Service Systems
The project site is served by the following service providers:
Sewage treatment and local water supply: Dublin San Ramon Services District and Alameda
County Flood Control and Water Conservation District, Zone 7.
Regional water supply and distribution: Alameda County Flood Control and Water
Conservation District, Zone 7
Storm drainage: City of Dublin/Alameda County Floor Control and Water Conservation
District, Zone 7.
Proiect Impacts
a) Would the Project exceed wastewater treatment requirements of the RWQCB? Nl.
The regional wastewater treatment plant is currently operating in compliance with
local, state and federal water quality standards. Mitigation measures 3.511.0 through
3.5/22.0 in the Eastern Dublin EIR addresses wastewater collection, plant capacity,
treatment and storage. This mitigation measures will continue to apply to this
project.
b) Would the Project require new water or wastewater treatment facilities or
expansion of existingfacilities? LS. Existing water and sewer lines will need to be
extended to serve the Project site. The extension has been planned as part of the
Eastern Dublin Specific Plan and the proposed Project will not impact this
extension.
c) Would the proposed Project require new storm drainagefacilities? LS. A new
drainage system will be constructed as part ofthe construction ofthis project. The
Project will be required to comply with Mitigation Measure 5 (identified in the
1999 Mitigated Negative Declaration) which requires the developer to prepare a
Stormwater Pollution Prevention Plan to ensure that the proposed drainage system
will accommodate stormwater runoff from the Project.
d) Are sufficient water supplies available to support the Project? LS. The proposed
Project will increase the demand for water for domestic and irrigation purposes. The
CEQA Addendum for Grafton Station Area H
City of Dublin 34
June 2006
YCub
increase in water could be accommodated by Zone 7 and the Dublin San Ramon
Services District.
e) Does the current wastewater provider have adequate capacity to serve the project?
LS. Approval of the Project and construction ofthe new shopping center will
increase the demand for wastewater treatment over present conditions. Based on
information contained in the Eastern DublinEIR, the Dublin San Ramon Services
District has indicated that the local wastewater treatment plant has adequate
capacity to serve the proposed project.
f) Would the project be served by a landfill with adequate capacity to serve the
Project? LS. Construction of the Project would increase solid waste generation over
time. However, as statewide regulations mandating increased recycling take effect,
the amount of solid waste reaching the landfill would decrease. Solid waste
generation resulting from the proposed shopping center has been studied in the
Eastern Dublin EIR which indicated that the hauler can accommodate this project.
g) Would the Project comply with federal, state and local statues and regulations
related to solid waster? NI. The City of Dublin and the City's solid waste provider
would ensure that developer of the Project would adhere to federal, state and local
solid waste regulations.
Overall, no additional impacts to utilities and service systems (as identified in the Eastern
Dublin EIR or the 1999 Mitigated Negative Declaration) are expected to occur as a result of
this Project.
XV. Mandatory Findings of Significance
a) Does the project have the potential to degrade the quality of the environment,
substantially reduce the habitat of 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 of or restrict the range of a rare of
endangered plant or animal or eliminate important examples of the major periods
of California history or prehistory? No. The analysis in this Initial Study indicates
that the proposed Project will not have a significant adverse impact on the overall
environmental quality, including biological resources or cultural resources with the
implementation of mitigation measures recommended in the 1999 Mitigated
Negative Declaration and the mitigation measures contained in the Eastern Dublin
EIR.
b) Does the Project have impacts that are individually limited, but cumulatively
considerable? No. The Project site lies within the Eastern Dublin Specific Plan,
specifically Tassajara Gateway subarea, and the proposed development is consistent
with the commercial development planned for the area and the Tassajara Gateway
subarea in which the proj ect area is located.
CEQA Addendum for Grafton Station Area H
City of Dublin 35
June 2006
c) Does the Project have environmental effects which will cause substantial adverse
effects on human beings, either directly or indirectly? No. No such impacts were
discovered in the course of preparing this Initial Study or the 1999 Mitigated
Negative Declaration, or Easter Dublin EIR.
CEQA Addendum for Grafton Station Area H
City of Dublin 36
June 2006
c) Does the Project have environmental effects which will cause substantial adverse
effects on human beings, either directly or indirectly? No. No such impacts were
discovered in the course of preparing this Initial Study or the 1999 Mitigated
Negative Declaration, or Eastern Dublin EIR.
CEQA Addendum for Grafton Station Area H
City of Dublin 36
June 2006
STATEMENT OF OVERRIDING CONSIDERATIONS
1. General. Pursuant to CEQA Guidelines Section 15093, the City Council of the City of
Dublin ("City") adopted a Statement of Overriding Considerations for those impacts
identified in the Eastern Dublin EIR as significant and unavoidable. (Resolution 53-93,
May 10, 1993.) The City Council carefully considered each impact in its decision to
approve urbanization of Eastern Dublin through approval of the Eastern Dublin General
Plan Amendment and Specific Plan project. The City Council later approved land use
applications for Dublin Ranch, including Dublin Ranch H. The City Council is currently
considering the Grafton Station shopping center project in Dublin Ranch. The project
includes a portion of Area H, and proposes a commercial development which is generally
consistent with prior approvals. The project area consists of approximately 29.2 acres,
identified in the applications as Grafton Station. The proposed project includes an
amendment to the Stage 1 Development Plan which estimated the gross acreage of the
site to be 26.9 acres. The actual gross acreage of the site is 29.2 (or a difference of 2.3
acres) and the change in gross acreage is due to several factors, including the re-
alignment of Dublin Boulevard, a more accurate measurement of the parcel, and the
inclusion of half of the street right-of way of Northside Drive in the gross acreage.
Consistent with the prior approvals, the applicant obtained a Section 404 permit from the
Corps of Engineers and has completed grading of the Development Area pursuant to the
Corps permit.
The City Council adopted a Statement of Overriding Considerations with the original
land use approvals for urbanization of Eastern Dublin. Pursuant to a 2002 California
Court of Appeals decision, the City Council hereby adopts specific overriding
considerations for the Grafton Station project.1 The City Council believes that many of
the unavoidable environmental effects identified in the Eastern Dublin EIR that are
applicable to the project site will be substantially lessened by mitigation measures
adopted with the original approval and by the environmental protection measures adopted
through the Area H project approvals, and the related Conditions of Approval, to be
implemented with the development of the project. Even with mitigation, the City Council
recognizes that the implementation of the project carries with it unavoidable adverse
environmental effects as identified in the Eastern Dublin EIR. The City Council
specifically finds that to the extent that the identified adverse or potentially adverse
impacts for the project have not been mitigated to acceptable levels, there are specific
economic, social, environmental, land use, and other considerations that support approval
ofthe project.
2. Unavoidable Shmificant Adverse Impacts. The following unavoidable significant
environmental impacts identified in the Eastern Dublin EIR, for future development of
Eastern Dublin apply to the Grafton Station project. The impacts cannot be fully
mitigated by changes or alterations to the project.
I "... public officials must still go on the record and explain specifically why they are approving the later
project despite its significant unavoidable impacts." (emphasis original.) Communities for a Better
Environment v. California Resources Agency_(2002)I03 Cal.App. 4th 98, 125.
EXHIBIT B I.
+0 ~e.st> \ u-rt fSYV
Land Use Impact 3.1/F. Cumulative Loss of Agricultural and Open Space Lands; Visual
Impacts 3.8/B; and, Alteration of Rural/Open Space Character. Although considerable
development has occurred throughout Dublin Ranch and the site is presently undeveloped
land, and has some open space character. Future development of the project site will
contribute to the cumulative loss of open space land.
Traffic and Circulation Impacts 3.3/B," 3.3/E. 1-580 Freeway, Cumulative Freeway
Impacts: The Traffic Study prepared for the Area H Stage 1 Development Plan (1999
Mitigated Negative Declaration) project and the Eastern Dublin EIR, update cumulative
impacts to the 1-580 and 1-680 freeways from development in Eastern Dublin. While city
street and interchange impacts can be mitigated through planned improvements,
transportation demand management, the 1-580 Smart Corridor program, and the
extension of Fallon Road to Tassajara Road and other similar measures, mainline freeway
impacts continue to be identified as unavoidable, as anticipated in the Eastern Dublin
EIR. Future development on the site will incrementally contribute to the unavoidable
freeway impacts.
Traffic and Circulation Impacts 3.3/1, 3.3/M. Santa Rita RoadlI-580 Ramps, Cumulative
Dublin Boulevard Impacts: The Grafton Station project will be required to implement all
applicable adopted traffic mitigation measures, including contributions to the City's
Traffic Impact Fee (TIP) program; however even with mitigation these impacts continue
to be identified as unavoidable, as anticipated in the Eastern Dublin EIR.
Community Services and Facilities Impact 3.4/S. Consumption of Non-Renewable
Natural Resources and Sewer, Water; and Storm Drainage Impact 3.5/F, H, U. Increases
in Energy Usage Through Increased Water Treatment, Disposal and Operation of Water
Distribution System: Future development of the Grafton Station project will contribute to
increased energy consumption.
Soils, Geology, and Seismicity Impact 3.6/B. Earthquake Ground Shaking, Primary
Effects: Even with seismic design, future development of the project could be subject to
damage from large earthquakes, much like the rest of the Eastern Dublin planning area.
Air Quality Impacts 3.11/A, B, C, and E: Future development of the project will
contribute to cumulative dust deposition, construction equipment emissions, mobile and
stationary source emissions.
3. Overriding: Considerations. The City Council previously balanced the benefits of the
Eastern Dublin project approvals against the significant and potentially significant
adverse impacts identified in the Eastern Dublin EIR. The City Council now balances
those unavoidable impacts that apply to development of the Grafton Station shopping
center project against the benefits of the project as set forth below. The City Council,
acting pursuant to CEQA Guidelines Section 15093, hereby determines that unavoidable
impacts of the project are outweighed by the substantial benefits of developing a regional
and community serving retail center.
The project will further the urbanization of Eastern Dublin as planned through the
comprehensive framework established in the original Eastern Dublin approvals.
Development of the project will provide 318,000 square feet of commercial floor area
which is located in close proximity to existing and future dwelling units in the vicinity
and will provide retail services to all residents of Dublin and the region. The project is
also located in close proximity to the 1-580 freeway, which will promote regional and
community access to the center. In addition, the project will result in the following
economic benefits: 1) a significant number of new jobs, including part-time and full-time
employment for local residents; 2) substantial increases in sales tax revenues for the City
due to the commercial development; and 3) substantial increases in property tax
revenues.
Finally, the project serves as a continuation of the architectural and landscape themes,
materials, forms and elements as established by surrounding development, thereby
promoting the aesthetic development of the area. The design theme of Grafton Station is
a "Main Street" design theme, and will serve as a gateway to the community.
ORDINANCE NO. XX - 06
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*************
APPROVING AN AMENDMENT TO THE STAGE 1 DEVELOPMENT PLAN AND A STAGE 2
REZONING FOR THE PROJECT KNOWN AS GRAFTON STATION SHOPPING CENTER
LOCATED AT THE SOUTHWEST CORNER OF DUBLIN BOULEVARD AND GRAFTON
STREET AND BORDERED BY DUBLIN BOULEVARD AND NORTHSIDE DRIVE IN AREA H
OF DUBLIN RANCH (APN 985-0036-009)
P A 05-030
THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. RECITALS
A. By Ordinance No. 6-00 the City Council rezoned the approximately 71-acre area known as
Dublin Ranch Planning Area H to a Planned Development Zoning District and adopted a Stage 1
Development Plan for Area H.
B. This Ordinance adopts an amendment to the Stage 1 Development Plan approved by the
City Council on March 21, 2000.
C. This Ordinance amends the Stage 1 Development Plan for Dublin Ranch Planning Area H
and adopts a Stage 2 Development Plan for a portion of Area H known as Grafton Station.
Section 2.
FINDINGS AND DETERMINATIONS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows:
1. The Project, known as Grafton Station, Planned Development Zoning meets the purpose and
intent of Chapter 8.32 in that it provides a comprehensive development plan that is tailored to
the commercial land uses proposed on the Project site and creates a desirable use of land that is
sensitive to surrounding land uses by virtue of the layout and design, which is in close
proximity to Dublin Boulevard and the 1-580 freeway.
2. The proposed amendment will be harmonious and compatible with existing and potential
development in surrounding areas because: 1) the proposed development is consistent with the
approved development for this property as approved under the Stage 1 Planned Development
Zoning; and 2) the proposed development is consistent with the type of development, regional
serving retail, as envisioned in the Eastern Dublin Specific Plan.
B. Pursuant to Section 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as
follows:
1. The Stage 2 Development Plan for Grafton Station will be harmonious and compatible with "
existing and potential development in the surrounding area in that: 1) the land uses and site
Page 1 of 4
ATTACHMENT 2
plan establish a commercial development (retail shopping center); 2) the proposed project is
consistent with the Eastern Dublin Specific Plan and the Stage 1 Development Plan, as
amended; 3) the project site has been designed to reduce impacts on the residential
development across Dublin Boulevard and to be compatible with the community-serving retail
development along Grafton Street in Area G; 4) the project site includes attractive landscaping
and site elements including a location for public art, light fixtures, benches, plazas and
pedestrian paths to create an attractive landscape palette and material palette for the shopping
center; and 5) the Stage 2 Development Plan includes design guidelines to create an attractive
shopping center which is compatible with the surrounding developments.
2. The project site is physically suitable for the type and intensity of the zoning district being
proposed because 1) the project site will have a Floor Area Ratio (FAR) of .25 which is
consistent with the FAR established in the Stage 1 Development Plan and the Eastern Dublin
Specific Plan; 2) the proposed project will include retail and office uses which is consistent
with the land use designations of General Commercial and General Commercial/Campus
Office; and 3) as amended, the Stage 1 Development Plan will permit a maximum of 318,000
square feet of retail floor area which will maintain a FAR of .25 and will therefore be
consistent with the Stage 2 Planned Development Rezone; 4) the Stage 2 Development Plan
for the Grafton Station Planned Development Zoning has been designed to accommodate the
topography of the Project site which typically is characterized as vacant, flat land suitable for
the development of a shopping center and therefore physically suitable for the type and
intensity of the proposed Planned Development Zoning district.
3.' The Stage 2 Development Plan will not adversely affect the health or safety of persons
residing or working in the vicinity or be detrimental to the public health, safety and welfare
because the Project will comply with all applicable development regulations and standards and
will implement all adopted mitigation measures.
4. The proposed amendment and the Stage 2 Planned Development Rezone is consistent with the
Dublin General Plan, Eastern Dublin Specific Plan and the Stage 1 Planned Development
Zoning because: 1) the proposed amendments to the use list are compatible with the permitted,
conditional and temporary uses established under the Stage 1 Development Plan approved by
the City Council; 2) the proposed amendments to the list of permitted, conditional and
temporary uses are consistent with the land use designations of General Commercial and
General Commercial/Office and the Eastern Dublin Specific Plan Tassajara Gateway subarea
which envisions a mix of regional and community serving retail on the project site; 3) the
"proposed amendments to the site area to increase the overall gross acreage to 29.2 acres is due
to the realignment of Dublin Boulevard and a more accurate measurement of the site since the
adoption of the Stage 1 Development Plan; 4) the proposed Stage 2 Rezone is compatible with
the intent of the Eastern Dublin Specific Plan for the Tassajara Gateway subarea and the Stage
1 Development Plan as amended; and 5) the Stage 2 Rezone includes design guidelines to
create a shopping center with a main street character which is compatible with development in
the neighborhood and the future development in Area G along Grafton Street.
C. Pursuant to the California Environmental Quality Act, the City Council finds as follows:
1. Pursuant to the California Environmental Quality Act (CEQA), Section 15164 provides that an
addendum to a previously certified Environmental Impact Report (EIR) may be prepared when
the project requires a minor technical change to the EIR and there are no new significant
Page 2 of 4
environmental effects and no substantial increase in the severity of previously identified
significant effects.
Section 3. Map ofthe Property.
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Stage 2 Development Plan
applies to the following property ("the Property"):
29.2i: net acres within Parcel 1 of Parcel Map 9003 for PA 05-030 (APN 985-0036-009) at the
southwest corner of Dublin Boulevard and Northside Drive and bordered by Dublin Boulevard
and Northside Drive in Area H of Dublin Ranch.
Section 4. APPROVAL
The regulations for the use, development, improvement, and maintenance of the Property are set forth in
the amended Stage 1 Development Plan as attached in Exhibit A and the following Stage 2 Planned
Development Zoning Development Plan as described below and attached as Exhibit B for the Property,
which is hereby approved. Any amendments to the Stage 2 Planned Development Zoning Development
Plan shall be in accordance with Section 8.32.080 and/or Chapter 8.120 of the Dublin Municipal Code or
its successors.
Stage 2 Development Plan for Grafton Station
This is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Municipal Code. This
Development Plan meets all the requirements for a Stage 2 Development Plan and is adopted as a zoning
amendment pursuant to section 8.32.030.B of the Dublin Zoning Ordinance. The Stage 2 Development
Plan consists of the items and plans identified below, which are contained in the Stage 2 PD Rezone
booklet received by the Planning Division on August 7, 2006 and the Stage 2 Development Plan attached
as Exhibit B ("Stage 2 Development Plan"), which are incorporated herein by reference. The Stage 2 PD
Rezone booklet is on file in the Dublin Planning Department under project file PA 05-030. The PD,
Planned Development Zoning District and this Stage 2 Development Plan provide flexibility to encourage
innovative development while ensuring that the goals, policies, and action programs of the General Plan,
Eastern Dublin Specific Plan, and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied.
1. Statement of Compatibility with Stage 1 Development Plan. The Grafton Station Stage 2
Development Plan is compatible with the Stage 1 Development Plan and amended Stage I
Page 3 of4
Development Plan for Dublin Ranch Planning Area H in that the Project is a commercial
development as planned for in the Stage 1 Development Plan.
2. Statement of Permitted Uses. Permitted, conditional, accessory, and temporary uses are allowed
as set forth in the Stage 2 Development Plan, attached as Exhibit B, pages 1-6.
3. Stage 2 Site Plan. See Stage 2 PD Rezone booklet, attached as Exhibit C, received August 7,
2006.
4. Site Area. See Stage 2 Development Plan, page 6.
5. Development Regulations. See Stage 2 Development Plan pages 7-8 and Stage 2 PD Rezone
booklet received August 7, 2006, pages 1-11 - 1-13.
6. Architectural Standards. See Stage 2 PD Rezone booklet received August 7, 2006, pages II-I -
II-38 and III-1- 1II-6.
7. Preliminary Landscaping Plans. See Stage 2 PD Rezone booklet received August 7, 2006, pages
L-l and Sections 1-13 and pages IV-I - IV-B.
8. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in this
Stage 2 Development Plan, the use, development, improvement, and maintenance of the Property
shall be governed by the provisions of the Dublin Zoning Ordinance pursuant to section
8.32.060.C.
Section 5. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect and be in force thirty (30) days from and after the date of its
passage. The City Clerk of the City of Dublin shall cause the 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, APPROVED AND ADOPTED BY the City Council ofthe City of Dublin, on this 15th
day of August 2006 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Janet Lockhart, Mayor
ATTEST:
Fawn Holman, City Clerk
G:\PA#\2005\05-030 Lowe's\CC\CC Ordinance PD.DOC
Page 4 of 4
6V
Dublin Ranch Area H · December 11. 1998 . Revised Mqy. 2006
Project Description
for
DUBLIN RANCH AREA H
Planned Development District and Stage 1 Development Plan
(PA 98-070)
Introduction
Dublin Ranch is located within the Eastern Dublin Specific Plan Area and comprises
approximately 1,311 * acres. The portion of Dublin Ranch that has been annexed to the
City of Dublin consists of 1,111 acres. The 1,311 acre portion of Dublin Ranch was pre-
zoned in conformance with the East Dublin Specific Plan when it was annexed to the City
under P A 94-030. Therefore, this Development Plan will also serve as an amendment for
a minor modification to that prezoing. Additionally, this Development Plan is being
submitted concurrently with a minor modification of the Dublin General Plan/East Dublin
Specific Plan Amendment.
Dublin Ranch Area H, hereinafter called the Project Area, is bordered by Dublin
Boulevard on the north, Dublin Ranch Area C to the east, 1-580 on the south aIld the
property ofthe Dublin Land Company on the west. It is approximately 70.8 acres in size.
This area has two land use designations, General Commercial and Campus Office. The
Specific Plan shows 35.9 acres designated General Commercial and 36.7 acres for
Campus Office. In this Stage I Development Plan, these acreages have been modified,
proposing 43.9 acres of Campus Office, 18.7 acres of General Commercial and the
remaining 10.5 acres as being either all General Commercial or all Campus Office.
P A 98-070 is a Stage 1 Development Plan as defined by Section 8.32.030(A) of the
Dublin Zoning Ordinance. This submittal includes a listing of permitted and
conditionally permitted land uses; data on site area; proposed square feet; a phasing plan;
and textual information sufficient to establish consistency with the General Plan and
Eastern Dublin Specific Plan.
Existing Land Use and Site Conditions
Existing land uses within the Project Area is predominantly agricultural, consisting of
cattle grazing and dry farming of grain and hay crops. No residences or other structures
exist within the area. Adjoining properties currently employ these same uses.
The project area is primarily open grassland or dry farmed croplands with no existing
trees. The entire area is virtually flat with an average grade change of four feet, or
· Dublin Ranch includes all of the property in the Eastern Dublin Specific Plan area shown as being owned
by Chang Su-O-Lin and Pao-Lin, excluding Phase I which is currently under development.
Planned Development District and Stage I Development Plan Project Description . Page 1 of 6
16034-13dcS-3-06AreaHPIanDev.doc
ExhibOt A
w ~J L /'O.-1'"'''JL-
Dublin Ranch Area H . December 11. 1998 · Revised Mav. 2006
~l
.0035%, across the site. Elevations across the project area generally rise from south to
north.
Various biological studies have been undertaken in the Project Area and surrounding
areas by H. T. Harvey & Associates relative to special status plants and wildlife species.
No special-status wildlife or plant species were detected on site. Please refer to the
Appendix for a summary of these studies.
A report prepared by Ted Winfield & Associates containing an analysis of the areas of the
site that are subject to Corps of Engineers' jurisdiction was formally submitted to the
USACE on May 20, 1999. This report was prepared with the field review and input of
Corps representatives and is expected to be verified in writing by the Corps very soon.
Maps and acreage estimates contained in the draft report are considered to be preliminary
until the Corps has officially verified the jurisdictional delineation. Proposed fill for this
project will require a Corps of Engineers permit. It is anticipated that the Corps permit
for Area H will be part of a larger permitting effort that will include all of the remaining
portions of Dublin Ranch which are encumbered with areas of Corps' jurisdiction. Refer
to the Appendix for a summary of this study.
No archaeological resources or indicators of such have been found on the site by Holman
& Associates Archaeological Consultants either during their work undertaken for the East
Dublin Specific Plan or a follow up site survey on May 20,1999.
A Phase 1 and 2 site assessment of the Project Area has been conducted by Berlogar
Geotechnical Consultants to determine the presence of anyon-site hazardous waste and
substance sites. The findings ofthe study indicated that no problem sites were found. In
addition, an environmental records search was conducted by Berlogar to determine ifthe
site was included on a site of hazardous waste and substance areas. The results of this
search indicated that neither this particular site nor any areas within a two mile radius of
the center of the site are listed as a hazardous site, hazardous material generator or
transporter, or known to have underground storage tank leaks. Refer to the Appendix to
review this document in greater detail.
Community Theme
Area H is more urban and contemporary in use and appearance than the rest of Dublin
Ranch. To provide a degree ofthematic unity throughout Dublin Ranch, certain common
elements such as community signage, light standards, street furnishings and similar plant
palettes will be utilized. Refer to the following Design Guidelines for further discussion
about key design concepts.
Planned Development District and Stage I Development Plan Project Description . Page 2 of 6
16034-13dcS-3-06AreaHPlanDev.doc
?~
Dublin Ranch Area H . December 1I.1998 . Revised Mav.2006
Proposed Development Plan
When the Eastern Dublin Specific Plan was prepared, the region-serving commercial and
office land use designations were located adjacent to 1-580 for three reasons: the land
there is generally level, these sites are highly visible and easy access is available from the
freeway. For these reasons Area H is a prime commercial/office site. The site is fully
visible from 1-580 and is within 950 feet and 2,700 feet of the Tassajara Road and Fallon
Road interchanges, respectively. Area H, in combination with Area C of Dublin Ranch,
is the only remaining large (over 1 00 acres) commercial/office site in Dublin and, as such,
is highly desirable for users needing campus-type sites, especially high tech users
expanding from Silicon Valley.
The Development Plan proposes to increase Campus Office uses by either 7.2 acres or
17.7 acres above what is depicted on the Specific Plan (the difference being whether the
10.5 acre GC/CO flex parcel is developed with Campus Office uses or not) and the
General Commercial area is being reduced by a like amount. In addition, the
Development Plan proposes that the midpoint ofthe density range of the floor area ratio
(PAR) for Campus Office uses be increased from the 0.35 in the Specific Plan to 0.45,
with .60 FAR being the maximum of the range. This will allow the flexibility to exceed
.45 FAR for some parcels; however, the average FAR for all CO parcels would not
exceed .45 PAR.
This FAR revision would set a maximum of 318,000 sq. ft. of General Commercial with
the "Least Office" scenario or a maximum of 1,066,349 sq. ft. of Campus Office in the
"Most Office" scenario. However, in either scenario, the total square footage of any
combination ofGC and CO shall not exceed 1,269,992. For comparison, the East Dublin
Specific Plan has 390,951 square feet of General Commercial and 559,528 square feet of
Campus Office, for a total of 950,479 square feet. Ifthe property is subdivided,
individual parcels may be developed at greater than their respective midpoint F ARs (0.25
for GC and 0.45 for CO) as long as the overall square footage maximums are not
exceeded. For example, if29.2 acres ofGC-designated land is developed and it is
subdivided into two parcels, one ofthose parcels could be developed at aFAR greater
than 0.25 as long as a corresponding decrease in the PAR on the other parcel kept the
overall building square footage at or below the 318,000 sq. ft. figure.
The changes described above are based upon the result of market assessment studies
undertaken by EDA W, Inc., whose analysis concludes that the 1-580 corridor is "over-
zoned" for regional/community-serving commercial uses. The corridor is saturated with
large format, specific market and full service retailers. Approximately 150 acres of land
intended for such users are still available in the Specific Plan area, however, recent
market studies show the buildout population of Eastern Dublin will not be at high enough
levels to warrant a commercial area of this size. Additionally, the market assessment
indicates a considerable demand at present for regional and headquarters office land.
That need is especially acute for large parcels of such land. It is for these reasons that the
Development Plan for Area H is proposing the flexibility to have either a 7.2 acre or 17.7
acre reduction in General Commercial and a corresponding increase in Campus Office-
designated property. Because demand cannot be predicted with complete accuracy very
Planned Development District and Stage I Development Plan Project Description . Page 3 of 6
16034-13dc5-3-06AreaHPlanDev.doc
??
Dublin Ranch Area H . December 11. 1998 . Revised Mav. 2006
far into the future, the 10.5 acres at the southwest corner of Area H is being shown as
having a flex designation of either GC or CO.
Area H is intended to work in harmony with the remainder of Dublin Ranch, especially
Area G. One of the premises on which the viability of the Village Center is based is that
a large percentage of its daytime activity will come from employees and visitors from
businesses in Area H. Therefore, whatever can be done from a physical design standpoint
to integrate the two areas would be beneficial to both. The Development Plan proposes to
achieve this goal by aligning the principal north-south access point into Area H with
Main Street ofthe Village Center within Area G. The concept is that the Village Center
would, in effect, be extended into Area H by designating the southwest and southeast
corners of the intersection as a "gateway" for uses which would directly complement
Area H businesses and employees. The northeast corner of Dublin Boulevard and the
Village Center Main Street is visualized as the site of an approximately 50 room
executive, extended stay hotel. It is likely that the majority of customers of this hotel
would be visitors to the office complexes in Area H and the adjoining office (CO)
properties to the east.
The primary north-south access point would generally serve as a dividing point between
the CO uses to the east and the generally GC areas to the west. The 18.7 acre parcel at
the northwest corner of Area H would be the site for large format retailers. It could
attract freestandiIlg uses such as large bookstores, office supply, electronics, etc. or a
community-serving shopping center with a supermarket anchor. The CO sector to the
east of this street could either be subdivided into smaller individual parcels for small
office building developers or kept intact as a campus for one or two large owner-users.
The 10.5 acre site at the southwest corner of Area H would serve either commercial or
office users depending upon area need.
Planned Development District and Stage I Development Plan Project Description . Page 4 of 6
16034-13dc5-3-06AreaHPIanDev.doc
54
Dublin Ranch Area H · December 11. 1998 · Revised Mav. 2006
Below, land use acreages and square footages depicted on the proposed Development
Plan are compared to the approved Specific Plan acreages and square footages. The two
alternatives are illustrated, one for the maximum GC and the other for the minimum GC
areas possible under this proposal. The following table uses a density mid-range of 0.45
FAR for the Stage I Development Plan CO uses, while a density mid-range of 0.35 FAR
is used for the Specific Plan CO uses. For GC, a 0.25 mid-range FAR is proposed in both
instances.
Alternative 1: Maximum CO/Minimum GC Scenario ("Most Office")
Proposed PD Stage I East Dublin
Development Plan Specific Plan
Designation Acres Sq. Footage Acres Sq. Footage
GC 18.7 203,643 35.9 390,951
CO 54.4 1.066.349 36.7 559.528
Total 73.1 1,269,992 72.6 950,479
Alternative 2: Minimum CO/Maximum GC Scenario ("Least Office")
Proposed PD Stage I East Dublin
Development Plan Specific Plan
Designation Acres SQ. Footage Acres Sq. Footafle
GC 29.2 318,000 35.9 390,951
CO 43.9 860.528 36.7 559.528
Total 73.1 1,178,528 72.6 950,479
The square footage figures cited above establish the maximum limits for Area H. They
indicate that a maximum of 318,000 sq. ft. of General Commercial with the "Least
Office" scenario or a maximum of 1,066,349 sq. ft. of Campus Office in the "Most
Office" scenario is permitted. However, in either scenario, the total square footage of any
combination ofGC and CO shall not exceed 1,269,992. For comparison, the East Dublin
Specific Plan has 390,951 square feet of General Commercial and 559,528 square feet of
Campus Office, for a total of 950,479 square feet.
Attached and detached dwellings at densities established for the Medium, Medium-
High, and High Density Residential land use designations per the East Dublin
Specific Plan may be allowed as a Conditional Use ifthe following conditions are
met:
· Established traffic levels of service are not exceeded. Appropriate traffic
study(s) may be required to make the proper determination regarding traffic
levels of service;
Planned Development District and Stage I Development Plan Project Description . Page 5 of 6
16034-13dcS-3-06AreaHPIanDev.doc
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Dublin Ranch Area H . December 11. 1998 · Revised Mav. 2006
· Established traffic levels of service are not exceeded. Appropriate traffic
study(s) may be required to make the proper determination regarding traffic
levels of service;
. That the project is consistent with the intent ofthe Specific Plan and does not
result in adverse environmental or service impacts; and
. Residential uses may not occupy more than 50% of the developed area.
Neither this Development Plan nor the Specific Plan include schools, parks or other
public facilities since the plans for Area H are devoted exclusively to commercial and
campus office uses. However, since a certain number of employees from the area will
utilize nearby public parks, a per square foot public facilities fee for commercial and
office building construction has been established by the City to help pay for recreation
facilities.
Project Access and Circulation
The major east-west access to the Project Area will be from Dublin Boulevard, a six-lane
arterial. Secondary east-west access will be provided by an existing frontage road along
the north boundary ofI-580 that extends from Tassajara Road to approximately the
middle of Area H. The primary north/south access point to the Project Area would be the
southerly extension of Main Street. This connection will tie the Project Area to the
Village Center (immediate1y to the north in Area G) where many of the commercial uses
that will serve employees in the Project Area will be located. Secondary access point(s)
may be located at the Class II Collector B and Dublin Blvd. intersection and/or other
locations along Dublin Blvd. in accordance with the East Dublin Specific Plan and
Dublin General Plan standards and approved by the director of public work.
Circulation within the Project Area may be via a system of individual internal streets, a
collector loop, or some other system. However, the preference is for larger land users
since campus-type developments are more in line with the design concept envisioned for
Area H. Larger blocks of land would entail fewer public streets and these streets would
be replaced with internal private circulation systems. Whatever the case, the internal
street system will be created only as users are found.
An analysis has been prepared by TJKM to determine whether the proposed project land
use changes would have a greater impact on traffic levels than those shown in the Eastern
Dublin GP NSP EIR. Because offices generate considerably less P.M. peak hour traffic
than do retail commercial uses and the P.M. peak is the critical traffic period for Eastern
Dublin, the analysis concluded the traffic impacts of this Development Plan would be less
than those anticipated by the Specific Plan even though more building square footage is
possible. For this reason, the traffic ramifications of the Area H Development Plan will
not require modification of the existing EIR or preparation of a new EIR. The TJKM
report can be reviewed at the City of Dublin.
Planned Development District and Stage I Development Plan Project Description . Page 6 of 6
16034-13dcS-3-06AreaHPIanDev.doc
'34>>
f
Dublin Ranch Area H . Defember 11. 1998 . Revised Mav
2006
Project Description
for
DUBLIN RANCH AREA H
East Dublin General Plan/Specific Plan Amendment
(P A 98-070)
Introduction
Dublin Ranch is located within the Eastern Dublin Specific Plan Area and comprises
approximately 1,311 * acres. The portion of Dublin Ranch that has been annexed to the
City of Dublin consists of 1,111 acres. This Stage I Development Plan is being submitted
concurrently with a minor modification to the Dublin General PlanlEast Dublin Specific
Plan Amendment. The 1,311 acre portion of Dublin Ranch was pre-zoned in conformance
with the East Dublin Specific Plan when it was annexed to the City under P A 94-030.
Therefore, this Development Plan will also serve as an amendment for a minor
modification to that prezoing. These modifications are addressed in a General Plan and
Specific Plan Amendment (P A 98-070) being processed concurrently with this
Development Plan.
Dublin Ranch Area H is bordered by the extension of Dublin Boulevard on the north, Area
C of Dublin Ranch to the east, 1-580 on the south and property of the Dublin Land
Company to the west. The project area is 70.8 acres in size. This area has two land use
designations, being General Commercial and Campus Office. The Eastern Dublin Specific
Plan shows 35.9 acres designated as General Connnercial and 36.7 acres as Campus
Office. These acreages have been modified in this Stage I Development Plan to propose
43.9 acres of Campus Office, 18.7 acres of General Connnercial and the remaining 10.5
acres that could be developed as either all General Connnercial or all Campus Office.
The Development Plan Project Description for Area H describes the physical nature of the
area, existing land uses, the nature of the development proposed for it, and the community
theme. Please refer to that document for further information on this site. Area H (P A 98-
070) is a Stage 1 Development Plan as defined by Section 8.32.030(A) of the Dublin
Zoning Ordinance. This submittal includes a listing of pennitted and conditionally
permitted land uses; data on site area; proposed square feet; a phasing plan; and textual
information sufficient to establish consistency with the General Plan and Eastern Dublin
Specific Plan.
Conceptual Development Plan
Specifically, the Development Plan proposes to increase Campus Office uses as either 7.2
acres or 17.7 acres above what is depicted on the Specific Plan (the difference being
whether the 10.5 acre GC/CO flex parcel is developed as Campus Office or not) and the
General Connnercial area is being reduced by a like amount. In addition, the Development
General Plan/East Dublin Specific Plan Amendment Project Description - Page 1 of 6
Dublin Ranch Area H . December 11. 1998 · Revised Mav
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'S1
Plan proposes that the midpoint of the density range of the floor area ratio (FAR) for
Campus Office uses be increased from 0.35 in the Specific Plan to 0.45, with .60 FAR
being the maximum of the range. This will allow the fleXIbility to exceed .45 FAR for
some parcels; however, the average FAR for all CO parcels would not exceed .45 FAR.
These minor modifications create the necessity for this General Plan/Specific Plan
Amendment (GPA/SPA).
This FAR revision would set a maximum of318,OOO sq. ft. of General Commercial with
the "Least Office" scenario or a maximum of 1,066,349 sq. ft. of Campus Office in the
"Most Office" scenario. However, in either scenario, the total square footage of any
combination ofGC and CO shall not exceed 1,269,992. For comparison, the East Dublin
Specific Plan has 390,951 square feet of General Commercial and 559,528 square feet of
Campus Office, for a total of950,479 square feet. If the property is subdivided, individual
parcels may be developed at greater than their respective midpoint FARs (0.25 for GC and
0.45 for CO) as long as the overall square footage maximums are not exceeded. For
example, if29.2 acres ofGC-designated land is developed and it is subdivided into two
parcels, one of those parcels could be developed at a FAR greater than 0.25 as long as a
corresponding decrease in the FAR on the other parcel kept the overall building square
footage at or below the maximum 318,000 sq. ft. figure.
The changes descnbed above are the result of market assessment studies undertaken by
EDAW, Inc. for AreaHthat cl>ncludes that the 1-580 corridor is "over-zooed" lor
regionaVcommunity-serving commercial uses. As mentioned in the Area G Development
Plan and GP A/SP A Project Descriptions, the corridor is saturated with large fonnat,
specific market and full service retaIlers. Approximately 150 acres ofland intended for
such users are still available in the Specific Plan area, however, recent market studies show
the buildout population of Eastern Dublin will not be at high enough levels to warrant a
commercial area of this size. Additionally, the market assessment indicates a considerable
demand at present for regional and headquarters office land That need is especially acute
for large parcels of such land. It is for these reasons that the Development Plan for Area
H is proposing the fleXIbility to have either a 7.2 acre or 17.7 acre reduction in General
Commercial and corresponding increase in Campus Office-designated property. Because
demand cannot be predicted with complete accuracy very far into the future, the 10.5
acres at the southwest corner of Area H is being shown as having a flex designation of
either GC or CO.
Acreages allocated to designated land uses depicted on the proposed Development Plan
alternatives have been compared to the approved Specific Plan and are given below. The
two alternatives are illustrated, one for the maximum and the other for the minimum GC
and CO area acreages possible under this proposal. The following table uses a density
mid-range of 0.45 FAR for the Stage 1 Development Plan CO uses, while a density mid-
range of 0.35 FAR is used for the Specific Plan CO use. For GC a 0.25 mid-range FAR is
proposed in both instances. The square footage figures cited below establish the
maximum limits for the two options for Area H.
General Plan/East Dublin Specific Plan Amendment Project Description - Page 2 of 6
Dublin Ranch Area H · December 11. 1998 . Revised Mav
2006
?~
Alternative 1: Maximum COlMinimum GC Scenario ("Most Oftlce")
Proposed GP/SPA I EDSP
Designation Acres Sq. Foota~e Acres Sq. Footage
GC 18.7 203,643 35.9 390,951
CO 54.4 1.066.349 36.7 559.528
Total 73.1 1,269,992 72.6 950,479
Alternative 2: Minimum COlMaximum GC ("Least Office")
Proposed GP/SPA
Development Plan EDSP
Designation Acres Sq. Footage Acres Sq. Footage
GC 29.2 318,000 35.9 390,951
CO 43.9 860.528 36.7 559.528
Total 73.1 1,178,528 72.6 950,479
Attached and detached dwellings at densities established for the Medium, Medium-
High, and High Density Residential land use designations per the East Dublin
Specific Plan may be allowed as a Conditional Use if the following conditions are
met:
· Established traffic levels of service are not exceeded. Appropriate traffic
study( s) may be required to make the proper determination regarding traffic
levels of service;
· That the project is consistent with the intent of the Specific Plan and does not
result in adverse environmental or service impacts; and
· Residential uses may not occupy more than 50% of the developed area
Project Circulation
An analysis has been prepared by TJKM to determine whether this project proposal would
have a greater impact on traffic than levels shown in the Eastern Dublin GP A/SP EIR.
Because office uses generate considerably less P.M. peak hour traffic than do retaiV
conmercial uses, and the P.M. peak is the critical traffic period for Eastern Dublin, the
analysis concluded the traffic impact of this Development Plan would be less than
anticipated by the Specific Plan, even though more building square footage is possible with
the Development Plan. For this reason, the traffic ramifications of the Area H
General Plan/East Dublin Specific Plan Amendment Project Description . Page 3 of 6
Dublin Ranch Area H . December 11. 1998 · Revised Mav ? 1
2006
Development Plan will not require modification of the existing EIR or preparation of a
new EIR.
The table below compares the vehicle trips projected to be generated by the land uses
shown on the Development Plan with those predicted in the Specific Plan. The two
scenarios are given for the Development Plan, "Least Office" and "Most Office". The
former is based on the increase in Campus Office designated land of 7.2 acres above what
is depicted on the Specific Plan and the latter on the increase of 17.7 acres. The mid-point
of the range, .45 FAR, was used to detennine the square footage of the Campus Office
use. For GC, a 0.25 FAR mid-range is proposed in all instances.
Total
Quantity Dally A.M. Peak P.M. Peak
(SQ. Ft.) TriDs Hour Trius Hour TriDS
390,951 16,780 403 1,462
559 .528 4.538 694 604
950,479 21,318 1,097 2,066
Land Use
Existing Specific Plan:
General Connnercial
Campus Office
"Least Office" Scenario:
General Corrnnercial .
Campus Office
318,000
860.528
13,649
6.979
394
1.067
1,189
929
Total
1,178,528
20,628
1,461
2,118
"Most Office" Scenario:
General Connnercial
203,643 8,740 210 762
Cantpus Office 1.066.349 8.648 1.322 1.152
Total
1,269,992 17,388 1,532 1,914
As can be seen from the table, the "Most Office" scenario generates the fewest P.M. peak
hour trips. It projects 152 fewer such trips than does the Specific Plan. The "Least
Office" scenario contemplates a few additional P.M. peak hour trips than the Specific Plan
with the difference in this instance being 52 trips.
Utility Services
Dublin San Ramon Services District (DSRSD) will provide water, wastewater and
recycled water service to the Project Area. These services are planned in accordance with
the DSRSD Eastern Dublin Facilities Master Plan (and/or subsequent revisions). At the
General PlanlEast Dublin Specific Plan Amendment Project Description - Page 4 of 6
Dublin Ranch Area H . December 11. 1998 · Revised Mav
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tJO
present time it is anticipated that existing and future water storage reservoirs and turnouts
from Zone 7 mains will provide water service for the Project Area through buildout.
Distnbution mains are planned to be located in all streets. Final locations and sizing of
these facilities will be in accordance with the standards and reconmendations ofDSRSD.
Sewer service for the Project Area will require connection to DSRSD's existing sewer
system. Gravity sewer mains will be extended easterly in Dublin Boulevard and then
northerly into the project site. Final sizing and location of sewer facilities will be
determined in conjunction with DSRSD.
When available from the DSRSD wastewater treatment plant, recycled water will be
provided for irrigation of landscaped areas, thereby reducing potable water demand. The
zones within which recycled water will be supplied will be created by DSRSD after
completion of ongoing studies. The details regarding how recycled water will be
integrated with development of the Project Area will need to be coordinated with DSRSD.
Final location and sizing of recycled water facilities will be determined by DSRSD in
accordance with its Facilities Master Plan (and/or subsequent revisions) and the Recycled
Water Ordinance. DSRSD has recently constructed a recycled water main in the Dublin
Boulevard alignment as part of its "Clean Water Revival (CWR)" program This main will
remain in service and additional recycled water distnbution mains will be constructed to
serve landscaped areas within the project site as required.
The storm drain system for the Project Area will consist of major backbone factlities and
local facilities. The backbone facilities will generally consist of larger diameter pipes
networked throughout the site. These larger collector pipes will connect to open channels
or box culverts that will direct the flow towards the existing G-3 channel, a Zone 7 facility
located at the south end of the site. Local facilities will generally consist of smaller
diameter pipes connecting individual sites or areas to the collector system. The actual
sizes and locations of proposed storm drain facilities will be determined at an individual
project's tentative map stage.
The PD application modifies the type and location of proposed land use within the Area F,
G and H boundaries. To determine if there are any substantive changes to the timing and
amount of storm water runoff, a hydrology study of the proposed land use map was
prepared and compared to the hydrology of the Specific Plan land use map.
The results of this analysis indicate that the overall hydrologic characteristics of the
proposed PD site plan, dated July 1999, are nearly identical to the Specific Plan approved
in May of 1993. Using the runoff coefficients for various land uses published by Zone 7
and accepted by the City of Dublin, it is anticipated that the proposed land use plan will
have approximately one acre less of impervious surface than the original Specific Plan.
There are seven fewer acres of conunercial and office land use than the Specific Plan.
However, the additional acreage allocated for high density residential land use in the
proposed PD site plan will offset this reduction.
General Plan/East Dublin Specific Plan Amendment Project Description - Page 50f6
Dublin Ranch Area H . December 11. 1998 · Revised Mav
2006
Therefore, the hydrologic impacts and mitigation measures identified in the Environmental
Impact Report (certified 1993) and the subsequent 1993 Eastern Dublin Specific Plan
(certified by City Council Resolution 51-93, May 4, 1993, amended August 22, 1994) are
adequate. No additional environmental assessment or mitigation measures are required.
General PlanlEast Dublin Specific Plan Amendment Project Description - Page 6 of 6
ul
1J2--
Revised May, 2006
DEVELOPMENT PLAN - AREA H
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for DubUn
Ranch 'Area H' PA 98-070, located north ofl-580, east of Tassajara Road and south offuture
Dublin Boulevard (APN 985-0005-02). This Development Plan meets all of the requirements for
Stage 1 review of the project.
This Development Plan includes Site, Circulation and other Plans, exlubits and written statements
contained in a document dated received November 19, 1999, labeled Exlubit C-2 of Attachment 3, Area
H to the Ordinance approving this Development Plan (City Council Ordinance NQ. 6-00), 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,
Eastern Dublin Specific Plan, and provisions of Section 8.32 of the Zoning Ordinance are satisfied.
1. Zoning: PD Planned Development Zoning District Stage I (General / Specific Plan land use
designations are as follows: General Connnercial, Campus Office)
2. Pennitted and Conditional Uses:
PD-General Commercial
1) Pennitted Uses: The following are permitted uses for this PD/C-2 (Planned Development
General Commercial zoning district site):
a Connnunity-serving retail uses including but not limited to:
Auto parts
Bookstore
Clothing/apparel/accessories
Drug store
Electronics/computers
General merchandise store
Grocery/food store
Hardwarelhome improvement store
Hobby shop
Home furnishings and appliances
Other retail uses automatically permitted in the C-2 District
Pets and pet supplies
Shoe store
Sporting goods
Stationary and office supplies
Toy store
b. Regionally-oriented, high volume, retail uses including but not limited to:
Discount centers
Factory stores
Furniture outlets
Home improvement centers
Promotional centers
EXHIBIT C-l OF ATTACHMENT 3
1
Revised May, 2006 lP3
c. Service uses including but not limited to:
Administrative Office
Bank, savings and loan and other financial institutions
Barberlbeauty shop/nail salon
Copying and printing
Dry cleaner (no plant on premises)
Formal wear -rental
In-Patient and Out-Patient Health Facilities as licensed by State Department of Health
Services
Laboratory
Laundromat
Locksmith
Photographic studio
Real estate/title office
Shoe repair
Tailor
Travel agency
Watch and clock repair
d. Eating, drinking and entertainment establishments including but not limited to:
Bagel shop
Barfcocktaitlounge
Cafe
Coffee house
Delicatessen
Ice cream/yogurt
Microbrewery
Restaurant - no drive-through
Theater - indoor (Dinner, Movie, Live Play, etc.)
2) Conditional Uses:*
Animal hospital (no kennel) (PC)
Day Care Center (PC)
Drive-through/drive-in facility (PC)
Hotel and motel(PC)
Nightclub (ZA)
Other uses which could meet the intent of the General Connnercialland use
designation per the determination of the Connnunity Development Director (PC)
Recreational facility/indoor (ZA)
Service station (PC)
2
Revised May, 2006 (P'l
3) Temporary Uses:
Arts and crafts fair
Christmas tree sales
Fanners'market
FestivaVstreet fair
Parking Lot Sales
Sidewalk sales
Temporary construction trailer
Tract and sales office/model home complex
4) Residential Uses: Mixed-use developments including residential uses may be permitted at a
Stage 2 Planned DevelopmentlDevelopment Plan application if location and design ensure
compatibility and if the incorporation of residential uses meets the intent of the Eastern Dublin
Specific Plan.
PD-Campus Office
1) Permitted Uses: The following are permitted for this PD/C-O (Planned Development
Campus Office zoning district site):
Administrative headquarters
Ancillary uses that provide support services to businesses and employees
mcmamgotit not limited to: restaurants, convenience-shopping, copyinguserviees,
blueprinting, printing and branch banks.
Business and commercial services
Business, professional and administrative offices
Laboratory
Research and development
2) Conditional Uses: *
Day Care Center (PC)
Health services/clinics (ZA)
HoteVrnotel (PC)
HospitaVmedical center (PC)
Limited light manufacturing, assembly, warehousing and distnbution activities (uses
that do not produce noxious odors, hazardous materials, or excessive noise) (PC)
Other uses that could meet the intent of the Campus Office land use designation as
detennined by the Community Development Director (PC)
Recreational facility/indoor (ZA)
Service Station (PC)
3) TemporaryUses*:
Arts and crafts fair
FestivaVstreet fair
Temporary construction trailer
Tract and sales office/model home complex
3
/
Revised May, 2006 f.J,::?
4) Residential Uses: Mixed use developments including residential uses may be pennitted at a
Stage 2 Planned Development if the following conditions are met:
a If the development meets a specific housing need in the community.
b. If the established traffic levels of service are not exceeded. Appropriate traffic
study(s) may be required to make the proper detennination regarding traffic levels of
ServIce.
c. If the development creates a pedestrian orientated attractive environment.
d. That the project is consistent with the intent of the Specific Plan and does not
result in adverse environmental or service impacts.
e. Residential uses may not occupy more than 50% of the developed area.
* Key/Decision Maker Authority: ZA Zoning Administrator, PC Planning Connnission
3. Dublin Zoning Ordinance - Applicable Requirements: Except as specifically modified by the
provisions of this PD District RezonelDevelopment 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.
4. Site Plan: (See attached Stage 1 site plan contained in Exhibit C-2 of Attachment 3, Development
Plan, Area H.) This Development Plan applies to the General Commercial and Campus Office parcels
encompassing 73.1 acres shown on this plan. The 10.5 acres ofland located in the south-west
quadrant of AreaHwith a General/-Specific Plan-land-use designation-of General-Commercial may
be developed with Campus Office uses to be determined at the Stage 2 Planned Development
Application Process. Any modifications to the project shall be substantially consistent with these
plans and of equal or superior site design quality.
5. Density: The maximum square footage of the proposed development for the General Commercial
and Campus Office parcels covered under this Development Plan (shown on the Stage 1 site plan) are
as follows.
General Commercial:
18.7 Ac. Gross
203,643 Sq. Ft.
Campus Office:
43.9 Ac. Gross
860,528 Sq. Ft.
10.5 acres of additional land designated for
General Commercial uses located in the
southwest quadrant of Area H may be
developed with either Campus Office or
General Commercial uses pursuant to a Stage
2 PD Application Process:
10 .5 Ac Gross
205, 821 Sq. Ft. (Campus Office)
114,345 Sq. Ft. (Gen. Commercial)
6. Phasing Plan: Refer to attached Phasing Plan included in Exhibit C-2 of Attachment 3,
Development Plan, Area H.
4
Revised May, 2006 ~(p
7. Design Concepts and Themes: Refer to attached Connnunity Planning and Design Guidelines
(pages 1-1 to 1-3) contained in Exhtbit C-2 of Attachment 3, Development Plan, Area H.
8. Master Neighborhood Landscaping Plan: Exhtbit C-2 of Attachment 3, Area H, Connnunity
Landscape Design Guidelines (pages n-l to ll-3) identifies the landscaping concept for AreaH.
These Guidelines satisfy the requirements of Section 8.32.040 A 5 of the Zoning Ordinance.
A Preliminary Landscaping Plan shall be submitted with the Stage 2 Planned Development /
Development Plan Application for the Stage 1 PD area, to include public streets, entry statements and
perimeter site landscaping areas.
9. School Mitigation Fee: The developer shall mitigate the impacts of the development on the school
facilities of the Dublin Unified School District in accordance with the School Mitigation Agreement,
dated October 1997. The mitigation agreement establishes the level of mitigation necessary, the
amount of school impact fees, the time of payment of such fees and the required dedication of
property for use as school sites.
10. Inclusionary Zoning Ordinance: The current project does not include residential uses, however,
residential uses may be considered at the Stage 2 Planned Development I Development Plan
application. If residential uses are proposed at the Stage 2 Planned Development / Development Plan
application, the project shall be consistent with the Inclusionary Zoning Ordinance.
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STAGE 1 DEVELOPMENT PLAN
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Land Use Summary
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MacKay & Somps - Engineering & PI.Dning
William Humalh.lch Architects. Inc.
Architecture and Planning
NUVIS - Landscape Architecture
Alternative I: Maximum COlMinlmun GC Seenario
Commerelal
Offiee Sq. Ft.
1.066.349
203.643
Gross Acre
Net Acre
F.A.R.
0.45
0.25
Land Use
CO
GC
54.4
18.7
40.7
16.7
(,11'"
73.1
67.9
1.269,992
TOTAL
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Alternative 2: Minimum CO/Maximum GC Scenario
Commerelal
Land Use Gross Aere Net Acre F.A.R. Offiee Sq. Ft.
CO 43.9 40.7 0.45 860,528
GC 29.2 16.7 0.25 318,000
-~
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73.1
67.9
1,178,528
TOTAL
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GC General Commercial
NC Neighborhood Commercial '(;L
CO Camous Office
PSP Public I Semi-Public
H High Density Residential ~1
MH Medium High Density Residential '
M Medium Density Residential
L Single Family Residential
N P Neighborhood Park
NS Neighborhood Square
MS Middle School
ES Elementary School
OS Open Space
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DUBLIN RANCH
AREA H
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II
PLANNED DEVELOPMENT DISTRICT
EASTERN DUBLIN PLAN SPECIFIC AMENDMENT
Dublin, California
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revised May, 2006
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1Jt6
Stage 2 Development Plan
Stage 2 Planning Development Zoning District (P A 05-030)
Grafton Station Shopping Center 1
Dublin Ranch Planning Area H
(APN 985-0036-009)
This is a Stage 2 Development Plan pursuant to Chapter 8.32, Planned Development
Zoning District, of the Dublin Zoning Ordinance for Grafton Station located at the
southwest corner of Dublin Boulevard and Grafton Street and bordered by Dublin
Boulevard and Northside Drive. This Development Plan meets all of the requirements for
Stage 2 Planned Development review of the project.
This Development Plan includes Site, Architectural, Circulation, and other plans and exhibits
prepared by MacKay and Somps, received by the Planning Division on August 7, 2006, and
Landscape Plans prepared by GLS Architecture/Landscape Architecture, received by the
Planning Division on August 7, 2006, referred to as Project Plans labeled as Exhibit C of
Attachment 2 to the August 15,2006 City Council Agenda Statement, stamped approved 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, Eastern Dublin Specific Plan, Stage 1 Planned Development Zoning and
provisions of Section 8.32, Planning Development Zoning District of the Zoning Ordinance are
satisfied.
The Stage 2 Planned Development Zoning District Development Plan meets the requirements of
Section 8.32.040.B of the Zoning Ordinance and consists ofthe following:
1. Zoning
2. Permitted Uses
3. Conditional Uses
4. Temporary Uses
5. Accessory Uses
6. Dublin Zoning Ordinance - Applicable Requirements
7. Density & Affordability
8. Development Regulations
9. Parking/Garage and Loading
10. Site Plan and Architecture
11. Preliminary Landscape Plan
12. Compliance with Stage 2 Planned Development Plans
Stage 2 Planned Development Zoning District Development Plan
1. Zoning
PD, Planned Development Zoning District. Eastern Dublin Specific Plan and Stage 1
Development Plan states that the land use for this property is General Commercial and
General Commercial/Campus Office which permits retail and office uses.
EXHIBIT B
-\-0 (j(O--l^~
PO, Planned Development Zoning District
PA 05-030 Grafton Station
fA
2. Permitted Uses
Permitted uses shall be as adopted by Ordinance XX, the amended Stage 1 Planned
Development Zoning Development Plan (P A 05-030) and as shown as follows:
PD-General Commercial (Large Scale Big Box Stores)
The following are permitted uses for the Planned Development General Commercial site:
a. Community-serving retail uses including but not limited to:
Appliance store (less than 5,000 square feet)
Auto parts
Bookstore
Clothing/apparel/accessories
Drug store
Electronics/computers
General merchandise store
Grocery/food store
Hardware/home improvement store (less than 5,000 square feet)
Hobby shop
Home furnishings and appliances
Other retail uses automatically permitted in the C-l District
Pet supplies
Shoe store
Sporting goods
Stationary and office supplies
Toy store
b. Regionally-oriented, high volume, retail uses including but not limited to:
Discount centers
Factory stores
Furniture outlets
Home improvement centers
Promotional centers
c. Service uses including but not limited to:
Bank, savings and loan and other financial institutions
Barber/beauty shop/nail salon
Copying and printing
Dry cleaner (no plant on premises)
Formal wear -rental
Photographic studio
Real estate/title office
Shoe repair
Tailor
Travel agency
Watch and clock repair
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PO, Planned Development Zoning District
P A 05-030 Grafton Station
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d. Eating, drinking and entertainment establishments including but not limited to:
Bagel shop
Bar/cocktail lounge
Cafe
Coffee house
Delicatessen
Ice cream/yogurt
Microbrewery
Restaurant - no drive-through (outdoor dining permitted with a
Conditional Use Permit)
Theater - indoor (Dinner, Movie, Live Play, etc.)
PD-General Commercial (Conventional Retail)
The following are permitted uses for the Planned Development General Commercial site:
a. Community-serving retail uses including but not limited to:
Art Gallery/Supply Store
Auto parts
Bakery
Bicycle shop
Bookstore
Clothing/apparel/accessories
Drug store
Electronics/computers
Floor coverings
General merchandise store
Gift Shop
Hardwarelhome improvement store (less than 5,000 sq. ft.)
Hobby shop
Home furnishings
Home appliances (less than 5,000 sq. ft.)
Jewelry store
Liquor store
Music store
Newspapers and magazines
Paint, glass and wallpaper store (less than 5,000 sq. ft.)
Party Supplies
Pets and pet supplies
Photographic supply store
Picture framing shop
Shoe store
Specialty food! grocery/supermarket
Specialty goods including cooking supplies, housewares, linen,
window coverings, china/glassware, etc.
Sporting goods
Stationary and office supplies
Toy store
Variety store
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PO, Planned Development Zoning District
P A 05-030 Grafton Station
II
Other uses which could meet the intent on the General Commercial
land use designation as determined by the Community
Development Director
b. Business/professional offices and service establishments including but not
limited to:
Administrative Office (second story only)
Bank, savings and loan and other financial institutions
Barber/beauty shop/nail salon
Copying and printing
Dry cleaner (no plant on premises)
Employment Agency
Formal wear -rental
In-Patient and Out-Patient Health Facilities as licensed by State
Department of Health Services (Second Story only)
Locksmith
Medical Clinic
Photographic studio
Professional Offices
Real estate/title office
Shoe repair
Tailor
Technology access center
Tele-commuting center
Watch and clock repair
d. Eating, drinking and entertainment establishments including but not limited to:
Bagel s/bakery
Bar/cocktail lounge
Cafe
Coffee house
Delicatessen/sandwich shop
Ice cream/yogurt
Microbrewery
Restaurant - no drive-through (outdoor dining requires a
Conditional Use Permit)
Theater - indoor (Dinner, Movie, Live Play, etc.)
Video Store
3. Conditional Uses
Conditional uses shall be as adopted by Ordinance XX, the amended Stage 1 Planned
Development Zoning Development Plan (P A 05-030) and as shown as follows:
PD-General Commercial (Large Scale Big Box Stores)
Animal Sales and Service (PC)
Attached dwellings (PC)
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PO, Planned Development Zoning District
P A 05-030 Grafton Station
I'],
Community center (PC
Dance Floor (ZA)
Day Care Center (PC)
Drive-through/drive-in facility (PC)
Hotel and motel(pC)
Public/Semi-Public facilities (PC)
Retail - Outdoor Storage
Recreational facility/indoor (ZA)
Other uses which could meet the intent on the General Commercial land use
designation as determined by the Community Development Director
PD-General Commercial (Conventional Retail)
Administrative Office (CUP required for first floor occupancy) PC
Animal Sales and Service (PC)
Attached dwellings (PC)
Community center (pC
Dance Floor (ZA)
Day Care Center (PC)
Drive-through/drive-in facility (PC)
Hotel and motel(PC)
In-Patient and Out-Patient Health Facilities as licensed by Stage Development of
Health Services (CUP required for first floor occupancy) (ZA)
Public/Semi-Public facilities (PC)
Recreational facility/indoor (ZA)
Video Arcade (ZA)
Other uses which could meet the intent on the General Commercial land use
designation as determined by the Community development Director
* Key/Decision Maker Authority: ZA Zoning Administrator, PC Planning Commission
4. Temporary Uses
Temporary uses shall be as adopted by Ordinance XX, the amended Stage 1 Planned
Development Zoning Development Plan (P A 05-030) and as shown as follows:
PD-General Commercial (Large Scale Big Box Stores)
Arts and crafts fair
Christmas tree sales
Farmers'naarket
Festival/street fair
Parking Lot Sales
Sidewalk sales
Temporary construction trailer
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PO, Planned Development Zoning District
PA 05-030 Grafton Station
1?/
PD-Campus Office (Conventional Retail)
Arts and crafts fair
Carnival
Christmas tree sales
Farmer's market
Festival/street fair
Parking Lot Sales
Sidewalk sales
Temporary construction trailer
5. Housing
PD-General Commercial Land Use Designation
Mixed-use developments including residential uses may be permitted at a Stage 2
Planned Development/Development Plan application if location and design ensure
compatibility and if the incorporation of residential uses meets the intent of the Eastern
Dublin Specific Plan.
PD- Campus Office Land Use Designation
Mixed use developments including residential uses may be permitted at a Stage 2
Planned Development if the following conditions are met:
a. If the development meets a specific housing need in the community.
b. If the established traffic levels of service are not exceeded. Appropriate
traffic study(s) may be required to make the proper determination regarding
traffic levels of service.
c. If the development creates a pedestrian orientated attractive environment.
d. That the project is consistent with the intent ofthe Specific Plan and
does not result in adverse environmental or service impacts.
e. Residential uses may not occupy more than 50% ofthe developed area
6. Dublin Zoning Ordinance - Applicable Requirements
Except as specifically modified by the provisions of this PD, Planned Development Zoning
District Development Plan, all applicable general requirements and procedures of the Dublin
Zoning Ordinance shall be applied to the land uses designated in this PD, Planned
Development Zoning District Development Plan.
7. Density
Site Area:
::1:29.2 acres (gross)
.25
318,000 square feet
FAR:
Development Potential:
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PO, Planned Development Zoning District
P A 05-030 Grafton Station
1'f
8. Development Regulations
Unless otherwise stated below, all development regulations in this Stage 2 Planned
Development Zoning District are subject to the requirements of the C-O and C-2 Zoning
Districts and comparable Commercial Zoning Districts.
Develo
Lot Area:
j:29.2 acres (gross)
Lot Dimensions:
Lot Width:
Lot Depth:
Setbacks:
feet
feet
10 feet
10 feet
10 feet
10 feet
alon Dublin Boulevard
alon Dublin Boulevard
along Brannigan
alon Grafton Street
along Northside Drive
Re uired Parkin .*
Retail
Office
Outdoor Storage
Eating and Drinking
Establishment
Buildin Hei ht 15 feet (minimum
Floor Area Ratio: .25
*Refer to the section below for discussion on parking requirements.
One stall per 300 square feet
One stall er 250 s uare feet
One stall per 1,000 square feet
One stall per 100 square feet
of floor area
of floor area
of floor area
of floor area
9. Parking/Garage and Loading
A total of 1,206 - 1,226 parking spaces will be required to support the shopping center.
Future Site Development Reviews will ensure that parking will be provided to support the
entire shopping center.
Based on the parking provided, retail uses will be limited based on the availability of
parking, Retail parking requirements are located in Chapter 8.76, Off-Street Parking and
Loading Regulations ofthe Dublin Zoning Ordinance. Parking requirements for Metropolitan
at Dublin Station are as follows:
Eating and Drinking Establishment
Furniture/Large A liance Store
General Retail
Repair Shop
Banks and Financial Institutions
Outdoor Seating
Day Care Center (15+)
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PO, Planned Development Zoning District
PA 05-030 Grafton Station
7~
I Medical Office (Health Services/Clinics)
11 per 250 sq. ft.
Parking/Garage and Loading shall be provided in accordance with the Chapter 8.76, Off-
Street Parking Regulations, of the Dublin Zoning Ordinance, except as stated herein and as
shown otherwise on the plans and exhibits prepared by MacKay and Somps, received by the
Planning Division on August 7, 2006, and Landscape Plans prepared by GLS
Architecture/Landscape Architecture, received by the Planning Division on August 7, 2006,
referred to as Project Plans labeled Exhibit C to Attachment 2 of the August 15, 2006 City
Council Staff Report, stamped approved and on file in the Planning Department.
10. Site Plan and Architecture
This Development Plan applies to approximately ::1:29.2 gross acres on the southwest corner
of Dublin Boulevard and Grafton Street. The property is located between Dublin Boulevard
to the north and Northside Drive to the South. The shopping center will be constructed in
phases with the Lowe's building and related site improvements constructed during the first
phase. Once complete, the shopping center will have 318,000 square feet of retail floor area.
Once complete, the shopping center will have eight retail buildings dispersed throughout the
site.
The Stage 2 Planned Development Rezone booklet includes design guidelines for the
shopping center. The goal of the design guidelines is to create a shopping center which
maintains the feel of a "Main Street" environment. The guidelines include architectural
elements which are compatible with typical main streets which have a variety of architectural
styles.
See attached plans and design guidelines prepared by MacKay and Somps labeled Exhibit C
of Attachment 2 received by the Planning Division on August 7, 2006, and Landscape Plans
prepared by GLS Architecture/Landscape Architecture, received by the Planning Division on
August 7, 2006, referred to as Project Plans labeled Exhibit C of Attachment 2 to the August
15, 2006 City Council Staff Report, stamped approved and on file in the Planning
Department. Any modifications to the project shall be substantially consistent with these
plans and of equal or superior materials and design quality.
11. Preliminary Landscape Plan
The landscape plan reinforces the urban design intent of the vicinity by creating a pedestrian
oriented perimeter with sidewalks, street tree planting, and pedestrian paths. The terminus of
Grafton Street has been designed to provide a public gathering area with attractive
landscaping, a water feature and enhanced paving. An opportunity for public art has also
been provided in the traffic circle on Grafton Street.
In order to break up the expanse of the parking lot and to provide shade year round in the
parking lot, the parking lot has been designed with a large mix of evergreen trees to provide a
canopy year round. Deciduous trees have also been included in the parking lot as accent
trees.
A double row of trees will be planted along Dublin Boulevard. Street trees will also be
planted on Grafton Street and the Brannigan Street extension.
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PO, Planned Development Zoning District
P A 05-030 Grafton Station
7f.t
A bioswale will be constructed adjacent to Northside Drive. The project plans also include
lighting, pots, benches and trash receptacles
See plans (Sheet L-l, Sections 1 through 13 and Materials List) prepared by GLS
Architecture/Landscape Architecture, received by the Planning Division on August 7, 2006,
referred to as Project Plans labeled Exhibit C of Attachment 2 of the August 15, 2006 City
Council Staff Report, stamped approved and on file in the Planning Department.,
12. Compliance with Stage 2 Planned Development Plans
The project shall substantially comply with the project plans and exhibits prepared by
MacKay and Somps, received by the Planning Division on August 7, 2006, and Landscape
Plans prepared by GLS Architecture/Landscape Architecture, received by the Planning
Division on August 7, 2006, referred to as the Stage 2 PD Rezone booklet labeled Exhibit C
of Attachment 2 to the August 15,2006 City Council Staff Report, stamped approved and on
file in the Planning Department. Such project plans are incorporated by reference. Any
modifications to the project shall be substantially consistent with these plans and of equal or
superior materials and design quality.
9