HomeMy WebLinkAboutItem 6.3 TraleePDRezone
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: August 3,2004
CITY CLERK
File # 600-35
'160 -30
SUBJECT:
PUBLIC HEARING - PA 02-062 Tralee Project PD Rezone with Stage
1 and 2 Development Plan 2nd Reading .
(Report Prepared by: Deborah Ungo-McCormick, Contract Planner)W'
ATTACHMENTS:
1. Ordinance approving a PD Rezone with Stage 1 and 2 Development
Plan for the Tralee Project
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1. Hear Staff presentation
2. Open the Public Hearing
3. Take testimony from the Applicant and the public
4. Question Staff, Applicant and the public
5. Close the public hearing and deliberate
6. Waive the reading and adopt Ordinance (Attachment 1) approving a PD
Rezone with Stage 1 and 2 Development Plan for the Tralee Project
(P A#02-062)
RECOMMENDATION:
FINANCIAL STATEMENT: None
PROJECT DESCRIPTION:
The proposed development consists of the demolition of approximately 104,000 sq. ft. of commercial
building and parking lot area in an existing shopping center to provide for the construction of a new
development. The development would consist of mixed-use mid and low rise buildings (known as the
Village Center) with a total of34,950 square feet of retail, restaurant and office space and 130 flats and
townhouse-style condominiums in the southerly portion of the site, and 103 townhouse style
condominium units in 20 three-story buildings in the northerly portion of the site. The Applicant is
requesting approval of a Planned Development (PD) Rezone to provide for a project that would integrate
the development areas to create a pedestrian-oriented mixed-use village.
The action for the City Council is the approval of a PD Rezone with a Stage 1 and Stage 2 Development
Plan that establishes permitted uses and development standards that are specific to the proposed Tralee
project.
ANALYSIS:
The Dublin Zoning Ordinance established the intent and requirements of a Planned Development District.
The intent of the Planned Development District is to create a more desirable use of the land, a more
coherent and coordinated development, and a better physical environment that would otherwise be
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COPIES TO:
Applicant
In House Distribution
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ITEM NO.
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possible under a single zoning district or combination of zoning districts. The Planned Development
District requires that a Stage 1 and 2 Development Plan be adopted to establish regulations for the use,
development, improvement and maintenance of the property within the requested Planned Development
District. The Applicant is applying for a Stage 1 and Stage 2 Development Plan for the 10.6 acre Tralee
Project in accordance with the City's Zoning Ordinance. The land use designations and proposed
development mix consists of retail/office and medium high density residential uses in the southerly
portion of the site and medium high density residential in the northerly portion of the site.
General Plan Consistency:
The project included a General Plan Amendment application to create a Mixed Use Category in the
Primary Planning Area and to re-designate the Tralee site to Mixed Use. The new Mixed Use category
will provide for the conversion of commercial centers to mixed use. The City Council adopted a
Resolution approving the General Plan Amendment during the Second Cycle of General Plan
Amendments on July 20, 2004. The Tralee Project conforms to this new Mixed Use Category.
Inclusionary Zoning Regulations:
The project will comply with the lnclusionary Zoning Ordinance and any City Council Resolution
relating to that ordinance in effect at the time of the issuance of the first building permit for this project.
The regulations recently adopted by the City Council require new residential projects to provide 12.5% of
the total number of dwelling units with the development as affordable units. The project proposes to
comply with the Inclusionary regulations by constructing all 29 required affordable units.
City Council Action:
On July 20,2004, the City Council heard the Ordinance approving a PD Rezone with Stage 1 and Stage 2
Development Plan for the Bancor Tralee project. The City of Dublin Municipal Code requires a second
reading of the Ordinance prior to approval. The City Council adopted a Resolution approving a Vesting
Tentative Map and Site Development Review for the project. These entitlements are subject to final
approval of the Ordinance approving the PD Rezone with Stage 1 and Stage 2 Development Plan for the
Bancor Tralee project site.
Environmental Review:
Pursuant to the California Environmental Quality Act (CEQA) the City Council adopted Resolution No.
142-04 adopting the Mitigated Negative Declaration and Mitigation Monitoring Plan for the project.
RECOMMENDATION:
Staff recommends that the City Council: 1) Hear Staff Presentation, 2) Open the Public Hearing; 3)
Question Staff, Applicant and the Public; 4) Close Public Hearing; 5) Deliberate; and 6) Waive the
reading and adopt an Ordinance (Attachment 1) approving a PD Rezone with Stage 1 and Stage 2
Development Plan.
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ORDINANCE NO. xx-04
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY AND
APPROVING A RELATED STAGE 1 AND 2 DEVELOPMENT PLAN
FOR THE TRALEE PROJECT PA 02-062
The Dublin City Council does ordain as follows:
SECTION 1: Findings
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows.
1. The Tralee PD-Planned Development zoning meets the purpose and intent of Chapter 8.32 in
that it provides a comprehensive development plan that creates a desirable use of land that is
sensitive to surrounding land uses by virtue of the layout and design of the site plan, and uses
creative design and a mix of complementary uses to establish the project as a focal point for the
area.
2. Development of the Tralee Project under the PD-Planned Development zoning will be
harmonious and compatible with existing and future development in the surrounding area in that
the retail/office and medium-high density use of the site would utilize the close proximity of 1-580
freeway and adjacent to public roadways. The land uses and site plan provide effective transitions
to the surrounding development of retail/office and residential.
B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as
follows.
1. The proposed PD-Planned Development zoning for the Tralee Project will be harmonious and
compatible with existing and potential development in the surrounding area in that the mixed-use
would provide effective transitions to the surrounding development including retail office uses and
multi-family residential uses.
2. The Site is a relatively flat, with existing infrastructure (including roads, sewer, storm drain,
potable water, natural gas, and electricity) located immediately adjacent to the site with no major
or unusual physical or topographic constraints and thus is physically suitable for the type and
intensity of the proposed PD-Planned Development district.
3. The proposed PD-Planned Development zoning will not adversely affect the health or safety of
persons residing or working in the vicinity, or be detrimental to the public health, safety and
welfare in that the project will comply with all applicable development regulations and standards
and will implement all adopted mitigation measures.
4. The PD-Planned Development zoning is consistent with the Dublin General Plan in that the
project includes companion amendments that were approved by the City Council in Resolution
XX-04 on , 2004, and which amendments proposed the land uses and development plan-
reflected in the proposed PD-Planned Development district.
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ATTACHMENT t
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C. Pursuant to the California Environmental Quality Act, the City Council adopted a Mitigated Negative
Declaration for the Project and a mitigation monitoring plan in Resolution XX-04 on _, 2004, as
required to support approval of the project, including approval of the PD-Planning Development zoning.
SECTION 2:
Pursuant to Chapter 8.32, Title 8 of the Dublin Municipal Code, the City of Dublin Zoning Map is
amended to rezone the following property ('the Property") to a Planned Development (PD) Zoning
District:
Approximately 10.61 acres on north side of Dublin Boulevard and west side of Dougherty
Road known as the Tralee Project and more specifically described as APN#941-0205-009-08
("the Property"). A map of the rezoning area is shown below:
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SECTION 3.
The regulations for the use, development, improvement, and maintenance of the Property are set
forth in the following Stage 1 and 2 Development Plan for the Project area, which is hereby approved.
Any amendments to the Stage 1 and 2 Development Plan shall be in accordance with section 8.32.080 of
the Dublin Municipal Code or its successors.
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Stage 1 and 2 Development Plan for Tralee
This is a Stage 1 and 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance.
This Development Plan meets all the requirements for a Stage 1 and 2 Development Plan and is adopted
as part of the PD-Planned Development rezoning for the Tralee, PA 02-062. The Stage 1 and 2
Development Plan consists of the items and plans identified below, many of which are contained in the
document entitled "Exhibit A-I (project plans)", dated June, 2004 which is incorporated herein by
reference. The PD-Planned Development District and this Stage 1 and 2 Development Plan provide
flexibility to encourage innovative development while ensuring that the goals, policies, and action
programs of the General Plan, and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied.
1. Statement of proposed uses. The Development Plan for the Tralee Project provides for the
development of a 10.61 acre site as a mixed use development
2. Zoning: PD Planned Development Zoning District. This is a mixed-use zoning district which
provides for retail commercial, service, restaurant, and multi-family residential uses.
3. Permitted Uses: Permitted uses shall generally be guided by the list of permitted uses in the CN
District and RM Districts, except as specifically modified and/or listed below:
Commercial retail office: shall be permitted on the ground level only of mixed use buildings in
Lot 4 and the free-standing building in Lot 5 (area south of Tralee Village) of the Tralee Project,
except that they may not be allowed in any of the townhome residential units:
a. Commercial retail: Local-serving retail uses including but not limited to:
Shopping Center;
Grocery Food Store;
General Merchandise Store;
Discount/Warehouse Retail Store;
ClothinglFashion Store;
Shoe Store;
Home Furnishing Store;
Office Supply Store;
Home ApplianceÆlectronic Store;
Home Improvement Store;
Music Store;
Hobby/Special Interest Store;
Gifts/Specialty Store;
Jewelry and Cosmetic Store;
Drug Store;
Auto Parts Store;
Toy Store;
Book Store (except adult bookstore);
Pet Supplies Store (Including in-Store Veterinary Clinic);
Sporting Goods Store; and
Similar Uses that sell goods based on price and quality.
b. Office and service establishments including, but not limited to, the following:
Bank/Savings and Loan;nReal EstatefTitle Office;
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Travel Agent;
Legal;
Accounting;
Optometrist;
Architect;
Employment Agency;
Hair/Beauty Salon;
Cleaner and Dryer;
Repair Shop (non-automotive);
Catering Establishments;
Studios/Photographers/ Artists;
Key Shop;
Tailor;
Formal Wear/Rental;
Other Administrative and Professional Office;
Technology Access Center; and
Tele-Commuting Center.
c. Eating, drinking and entertainment establishments including the following:
Restaurant (full-service, sit-down) 1;
Restaurant (convenience): Delicatessen, Bakery, Ice Cream Shop, Sandwich Shop, (does
not include drive-through) 1 ;
Outdoor Seating 2;
Wine or Liquor Bar with On-Sale Liquor License; and
Residential uses: The following residential uses_shall be permitted in upper level of mixed use
buildings in Lot 4, on the lower level of mixed use building in Lot 4 facing Tralee Village Drive
and in Lots 1,2, and 3 (north of TraleeVillage Drive and east of Bantry Way):
a. Multi-Family residential and associated uses including - the following:
Home occupations (per Chapter 8.64);
Multi-family dwelling (Townhouse, condominiums);
Underground/Multi-story parking structure;
Private recreation facility/Clubhouse (for homeowners' association and/or tenants use
only; and
Rental/Sales Management Office.
I. Under the proposed tenant mix for Tralee, sit-down restaurant and convenience restaurant uses would account for a
maximum of 14,000 square feet of net floor area. Prior to approving a tenant improvement / City business license
for additional restaurant floor area within Tralee, the applicant shall provide evidence to the satisfaction of the
Community Development Director that parking available at the center is adequate to support additional restaurant
uses
2. Subject to Site Development Review Waiver approval by Community Development Director.
4. Conditional Uses: The following are conditional uses in uses in this Planned Development
Zoning District for the ground level only of mixed use buildings in Lots 4 and the free-standing
building in Lot 5 (area south of Tralee Village) of the Tralee Project. These uses may not be
allowed in any of the residential units in Lots 1, 2, 3 and 4.
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Community, Religious and Charitable Institutional Facilities;
Public Facilities and Uses;
Veterinary Office;
Recycling Center;
In-Patient and Out-Patient health Facilities as Licensed by the State Department of Health
Services;
Massage Establishment;
Gas Station;
Automobile Sales;
Automobile Service;
Bed and Breakfast Inn;
HoteUMotel;
Day Care Centers;
Medical and Dental;
Vending Machines;
Instructional Facilities;
Athletic Club;
Micro- Brewery;
Nightclub;
Indoor Movie Theater;
Video Arcade/Rentals;
Outdoor Food Vendors (by Zoning Administrator); and
Sidewalk Sales (by Zoning Administrator).
5. 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 the PD
District Rezone.
6. Site Plan & Architecture: See attached site plans and building elevation contained in Exhibit A-
I, Development Plan. This development plan applies to approximately 10.61 acres shown on this
plan on the west side of Dougherty Road, north side of Dublin Boulevard, and south side of Sierra
Lane. Any modifications to the project shall be substantially consistent with these plans and of
equal or superior materials and design quality.
7. Density: The Maximum square footage/number of dwelling units of the proposed development
under this Development Plan (as shown on Development Plan (Exhibit A-I), Sheets 4 & 5) are as
follows:
Mixed-Use {Lots 4, 5}
4.72 Acres Gross
34,950 Sq. Ft. of leasable Commercial Uses
130 Residential Units
FAR between 0.3 and 1.0
Multifamily/ Townhouse-
Style Residential {Lots 1,2,3)
5.89 Acres Net
103 Residential Units
FAR between 0.3 and 1.0
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7. Phasing Plan: Project may be built in two phases. The first Final Map will subdivide the 10.61-
acre parcel. Separate condominium map(s) will be filed for the Townhouse-style residential and
Mixed-Use portions of the project. Due to longer anticipated processing time to obtain building
permits for the Mixed-Use portion of the project, the Townhouse-style project may begin first
(Phase 1) and the Mixed-Use project may follow (Phase 2),
8. Mixed Use Development Standards: The Site Standards of the proposed development under this
Development Plan (as shown on the Development Plan (Exhibit A-I), Sheets 4 &5) are as follows:
Development Standards
Neighborhood Commercial
(Lots 4 and 5)
N/A
N/A
N/A
20' -0" ,
Minimum Lot Size
Parcel De th
Parcel Width
Minimum building setback from face of
curb - Dublin Boulevard
Minimum building setback from face of
curb- Private Streets
Minimum building setback from non-
street ro' ect ro ert lines
Buildin Hei ht
Site Covera e
Office Parkin
Retail Parkin
Restaurant Parkin -
MinimumIMaximum floor area ratio
5' -0" ,
10' -0"
60' -0"
100%
1/250 sJ.
1/300 sJ.
1/100 s.f.
0.30-1.0
I. The setback zones shall be fully landscaped with both hardscape, (private sidewalks and other hard swfaced areas) and softscape
(trees, shrubs, ground cover, etc.)
2. Exceptions to above setback requirements are the following:
a. Architectural Projections (such as columns, fIreplaces, bay windows, window seats, second floor overhangs, balconies,
decks, porches, building facades at entries) and planter boxes may encroach up to a maximum of fIve feet into the required
setback.
b. Freestanding signage as pennitted in the Master Sign Program.
c. Outdoor seating areas may encroach up to a maximum of fIve feet into the required setback.
3. The number of parking spaces required for a structure or use is based on the leasable floor area of the structure or use the parking
serves.
9. Townhouse-style Multifamily Residential Development Standards: The Site Standards
of the proposed development under this Development Plan (as shown on the Development
Plan (Exhibit A-I), Sheets 4 & 5) are as follows:
Development Standards
Multi-Family Residential
(Lots 1, 2,& 3)
N/A
N/A
N/A
10' -0"
Lot Size
Parcel De th
Parcel Width
Minimum building setback from face of
curb - Sierra Lane
Minimum building setback from face of
curb - Dou hert Road
20' -0" ,
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Minimum building setback from non-
street ro' ect ro ert lines
Minimum setback between residential
buildin s
Usable Open Space (Townhome)
Usable Open Space (Mixed Use
Condominium)
Maximum Building Height
Maximum Stories
Required Parking:
Studio/One Bedroom Units:
Two or More Bedroom Units:
Tandem Parking:
Compact Spaces:
Minimum/Maximum floor area ratio
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10' -0"
10'0'
One covered and one guest for each
two dwelling units.
Two covered and one guest for each
two dwelling units.
Two-car tandem spaces are permitted
in underground parking garage and
private garages.
35% of total spaces, maximum
0.30-1.0
1. The setback zones shall be fully landscaped with both hardscape, (private sidewalks and other hard surfaced areas) and softscape
(trees, shrubs, grOlmd cover, etc.)
2. Exceptions to above setback requirements are the following:
a. Architectural Projections (such as columns, fireplaces, bay windows, window seats, second floor overhangs, balconies,
decks, porches, building facades at entries) and planter boxes may encroach up to a maximum of five feet into the required
setback.
b. Freestanding signage as pennitled in the Master Sign Program.
3. Floor area ratios are at ultimate project build-out.
10. Parking/Garage and Loading: Parking/Garage and Loading shall be provided in
accordance with the Dublin Zoning Ordinance standards and regulations, except as shown
otherwise on the Site Plan (Exhibit A-201). The number of parking spaces shall be
provided in accordance with sections 8 and 9 above.
11. Architectural Design Guidelines, Concepts & Themes:
Implementation of the following standards is required:
Architecture associated with a specific corporate entity is not permitted. As an exception,
corporate architecture may be considered if it is consistent with the design and intent of
Tralee as shown below and presented in these Architectural Design Guidelines. Unique,
but consistent architecture that is in keeping with the theme of the project shall be a
requirement for all structures on the project site.
Concept and Character:
. The architecture shall complement the style of the surrounding buildings and
landscaping in Tralee;
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· Common design elements from the surrounding buildings in Tralee shall be incorporated
into the individual building design;
· The goal for the center is to evoke the feeling of an urban village as opposed to a
suburban shopping center or apartment complex.
Form and Massing:
· Building design shall employ varied forms to break down the scale of larger buildings to
create a consistent streetscape and urban village environment;
· Building design shall provide for transitional spaces such as trellises, arcades, pergolas,
etc. between indoor and outdoor areas;
· Wall planes shall provide variations in thickness and offsets to avoid the look of large
open expanses of blank walls. Large bay windows, metal canopies, and metal railing
may be utilized to further vary the wall plane.
Building Height:
· Building heights will vary throughout the project. Refer to Sections 8 & 9 above for
height limits in this district.
Building Entries:
· Primary building entries shall be visible from the streets, plazas, and courtyards.
· Landscaping and signage shall be designed to highlight the entry.
· Enhanced paving or integral colored concrete are encouraged at the building entries.
· A strong connection between the street and sidewalk and the building entry shall be
provided.
Fenestration:
· Openings in walls and or doors shall be recessed into or projected from the building
walls to provide and enhanced level of detail.
· Individual punched openings and/or bay windows are encouraged instead of continuous
lengths of storefront or windows.
· Metal storefront and window frames shall be primed and painted to generally match the
approved color palette of colors, but distinct accent colors and signage are encouraged in
order to create unique storefront and lively Main Street and retail center.
Materials:
· The primary wall surface material shall be painted stucco, brick or EIFS finish system
when finished to match stucco and brick facades.
· Wall accents shall be brick, printed plaster and/or precast concrete medallions.
· Cornice molding caps shall be painted plaster, GFRC or EIFS. The finish shall match the
exterior wall finish.
· Sheet metal flashing shall be painted to match the adjacent surface.
· Decorative columns shall be brick, precast concrete or GFRC.
· Trellis elements shall be metal or wood.
· Decorative brackets at cornice shall be stained wood.
· Awnings and canopies shall be of an approved metal or fabric with painted metal frames.r
Colors and Textures:
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· The color and texture of building materials shall complement surrounding buildings in
Tralee.
· Colors and textures shall be as shown on the approved color and material board (on file
at the Dublin Planning Department) for Tralee. Minor variations are acceptable provided
that they are in keeping with the spirit of the overall Design Guidelines.
· Unique accent colors are encouraged in order to vary the streetscape, but shall generally
remain in the same family of approved colors.
Roof Forms and Materials:
· Flat roof forms with parapets, rounded, and pitched standing seam metal roofs are the
primary roof forms for Tralee.
· Accent elements such as corner towers or entry features are encouraged. These features
may have flat pitched or rounded metal roofs. The metal-roofing shall match the
approved roofing for Tralee.
· Decorative cornice molding is encouraged at parapet walls.
· Larger overhangs may be used àt accent areas and may be supported by decorative wood
brackets.
12. Master and Preliminary Neighborhood Landscaping Plan: Refer to attached conceptual
landscape plan included in Exhibit A~l, Development Plan, Sheets LI-L16 . The Guzzardo
Partnership. All Project monumentation ánd entry signs shall conform to Sheets L-6 and L-
7, Preliminary Landscaping Images and Details of the Project Plans. A Final Landscaping
Plan will be required to be submitted and approved prior to building permit issuance
13. Inclusionary Zoning Ordinance: Applicant / Developer shall comply with the provisions
of the City Inclusionary Zoning Regulations through the approval and execution of an
Affordable Housing Agreement prior to Final Map approval. In accordance with the
Inclusionary Zoning Regulations, the developer/builder shall provide 12.5% or 29
inclusionary housing units available to very low, low and moderate income households as
part of the development, and shall enter into an agreement with the City to impose
appropriate resale controls and rental restrictions on the units, prior to recordation of final
map.
14. Compliance with related Planning Approvals: The Applicant / Developer shall comply
with all related Site Development Review, Tentative Parcel Map and future Master Sign
Program.
15. General Plan Consistency. Tralee project includes a General Plan amendment which
modifies General Plan maps and text for the project. The project PD-zoning and this Stage 1
and 2 Development Plan shall not be effective until the above general plan amendments are
approved and effective.
16. Aerial Photo. See Sheet 2 of Exhibit A-I (project plans).
17. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided
in this Stage 1 and 2 Development Plan, the use, development, improvement and
maintenance of the Property shall be governed by the provisions of the CN and RM Districts
of the Dublin Zoning Ordinance pursuant to section 8.32.060.C.
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18. Statement of compatibility with Stage 1 Development Plan. The Stage 2 portion of this
Development Plan is consistent with the Stage 1 portion of this Development Plan.
SECTION 4.
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3)
public places in the City of Dublin in accordance with Section 36933 of the Government Code of the
State of California.
SECTION 5.
This ordinance shall take effect and be enforced thirty (30) days from and after its passage and
after the effective date the Tralee Project General Plan amendment.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 3rd of August 2004, by the
following votes:
AYES:
NOES:
ABSENT:
ABST AIN:
Mayor
ATIEST:
City Clerk
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