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Home My WebLink AboutItem 6.3 Public Hearing-Grafton Plaza Attch 4-9pF n~~~~ir ~i~ STAFF REPORT ,~ a`~ ~/~ ' ~`~s~~~ PLANNING COMMISSION ~ ~ 1 nATE: Apri113, 2010 ~O: Planning Commission SUBJECT: PUBLIC HEARING - PA 07-006 Grafton Plaza~ Generai Plan Amendment, Spec~c Plan Amendment, Planned Development Rezone . with a related Stage 1 Development Plan, and Mitigated Negative Declaration (Legislative Act). Report p-~epared by Mike Porto, Consulting P/anner and Martha Aja~`~ Environmental Specialist EXECUTIVE SUMMARY: Grafton Plaza is 25.33 acres located within the Eastem Dublin Specific Plan Area. The proposed Project includes a request to amend the General Plan and Eastern Dublin Specific Plan. The proposed General Plan and Eastern Dublin Specific Plan amendments would modify the existing land use designations from Campus Office to a new Mixed Use 2/Campus Office flexible land use designation. Approval of a Planned Development Rezone with a related Stage 1 Development Plan would expand the allowable uses on the site and permit up to 50% of the development area be comprised of residential uses. Development of the site could include one of two options: Option 1 would allow a Mixed Use development and Option 2 would allow a Campus Office development. The southern portion of the site (approximately 11 acres) is improved with an existing Water Quality Control Basin and no further development or modifications are proposed to this portion of the project site. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the Public Hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; 5) Adopt the following Resolutions: a) Resolution recommending that the City Council adopt a Mitigated Negative Declaration; b) Resolution recommending that the City Council adopt a Resolution approving amendments to the General Plan and Eastem Dublin Specific Plan for Grafton Plaza; c) Resolution recommending that the City Council adopt an Ordinance rezoning the Grafton Plaza project site to the Planned Development Zoning District and approvinq a related Stage 1 Development Plan. ~?,,-z~ ; Submitt d By Mike Porto, Consulting Planner 8~ Martha Aja, Environmental Specialist COPIES TO: Applicant File ~ By Planni Manager Page 1 of 12 G:IPA~12007107-006 The P/azalPlanniny Commission 4.13.101fsralton Plaze Staf~Repat.doc ATTACHMENT 4 ~3G DE CRIPTION: ~ S Background: The proposed Grafton Plaza project has been significantly altered and reduced from the original project proposal (21-story "Tower" project proposed in 2007). The current project proposal includes a request to create a new land use designation to allow the project to develop as either a mixed use project or a campus office project. Under the current project proposal, the development on the site would not exceed 496,519 square feet of development, as approved in 2000. The project site is bounded on the north by Dublin Boulevard, on the west by Grafton Street, on the east by a planned local street and on the south by I-580. Surrounding tand uses include high density residential to the north (the Terraces complex) and an approved but not yet constructed commercial project (the Promenade, which includes a Club Sport fitness facility), the I-580 freeway to the south, vacant land to the east (owned by Kaiser Permanente and anticipated to be developed with a hospital and medical offices) and the Grafton Station commercial center to the west, which contains a Lowe's home improvement store and smaller retail commercial pads. Please refer to the Vicinity Map below. The southern portion of the site (approximately 11 acres) has been graded and landscaped for the water quality treatment basin, which provides treatment for a substantial portion of the run- off from Dublin Ranch. The northern portion of the site, where development is proposed, has been mass graded. The site is flat and consists of non-native grass and other low vegetation. VIC'INI7~Y MAY ~ ~ ' .~ ~~... k--~.~ ~ ~,~ + :; ~. t ~ ~Y r ~~ . ~ ~~ o ~'~ ~:.E~' ' ~ ~~, ; . v ;~ ~~ ;.a ~~ . ~, ~,,.~.~... '"'. ~~ -„ '~ ~~ . ~ ~,.t«~ ~ ~, r =' a •w s.. a ~~.~ '~ E~, ~' ,=a ~ ' ,,~ ~ . ~~;.,; : ~, ,.. . : ;- ~ .. ~ ,. . _, The project site is Iocated within Area H of Eastern Dublin (parcels highlighted in red on the map above). Area H is 70.8 gross acres (including the Dublin Boulevard right-of-way). Area, H has two land use designations; General Commercial (Lowes/Grafton Station) and Campus Office 2 of 12 337 ~ (Project Site and Kaiser Hospital Parcel). The Grafton Plaza Project site is currently designated as Campus Office. Entitlement History: In February 2000, the City Council approved a General Plan and Eastern Dublin Specific Plan Amendment for Area H. The Grafton Plaza project site, which includes the Water Quality Basin, is located within Area H as illustrated in the vicinity map on the previous page. The City Council approved an Initial Study/Mitigated Negative Declaration (MND) for the General Plan Amendment, Eastern Dublin Specific Plan Amendment and Stage 1 Planned Development Rezone for Area H. The Initial Study analyzed all of the environmental topics required by the California Environmental Quality Act (CEQA). Based on additional site-specific analysis of light and glare, biological resources, cultural recourse, hydrology and water quality, traffic and circulation, supplemental Mitigation Measures were adopted by the City. These Mitigation Measures continue to apply to the project. ,~, ~ i. ~qy '+G' ~".m ~ . ~ ~, . ..~. ,.~: ~ '~ x,i~qf~ a ~ { I4: ~ ~,~M.. .i , . In October 2005, the City Council adopted an Ordinance approving a Stage 2 Development Plan that rezoned the southern portion of the Grafton Plaza site (approximately 11 acres) to allow the construction of a water quality pond. The pond was sut~sequently constructed and is now operational. Project Proposal: In 2007, the City received a request for the Grafton Plaza development proj~ct, which consisted of a multi-story mixed use development that included 4 low to mid- rise podium buildings, 3 residential towers combined with o~ce uses, shopkeeper and live/work units, luxury condominiums, a boutique hotel, day spa and associated open space recreational areas. The 2007 proposal included three residential towers, which ranged from 19 to 21 stories. The low to mid-rise podium buitdings ranged from 6 to 8 stories. On August 14, 2007, a joint City Council/Planning Commission Study Session was held to discuss the 2007 project proposal. Topics discussed at the joint Study Session included the 3of12 ~~ appropriate location for a mixed use project, height/massing, density/intensity, affodbl~ ~'"~'~ housing and parks/open space. The Applicant subsequently modified the project proposal to include the development of four low to mid-rise building ranging from 6 to 10 stories in height. The proposed uses included a boutique hotel, spa, retail, office and up to 470 residential dwelling units consisting of live/work units, shopkeeper units and condominiums. The project included 1,128,000 square feet of development, of which 50% were residential uses and 50% were non-residential uses. The City determined that a Supplemental Environmental Impact Report (SEIR) was required to analyze the potential environmental impacts associated with the revised project. On April 23, 2008, the City of Dublin held a Scoping Meeting to gain input from interested agencies and individuals. In 2009, the Applicant further revised the Grafton Plaza project. This revised proposal is what is currently before the Planning Commission. Current Proposal: The Applicant requests approval of General Plan and Eastern Dublin Spec~c Plan Amendments to re-designate the site from Campus Office to a new flex land use designation, Mixed Use 2/Campus Office. Additionally, the Applicant requests approval to amend the PD - Planned Development zoning. The proposed PD zoning would allow for two development options, which include a mixed-use project or a campus office project. ANALYSIS: The proposed General Plan Amendment, Eastern Dublin Specific Plan Amendment and PD rezoning are discussed below. Staff's analysis is broken up into several sections which describe each component of the project. General Plan 8 Eastern Dublin Specific Plan Amendment The Applicant is requesting approval of a General Plan Amendment and Eastem Dublin Spec~c Plan Amendment to modify the land use designation on the site from Campus Office to a new Mixed Use 2/Campus O~ce designation, and to create a new Specific Plan subarea (Grafton Plaza). The proposed Mixed Use 2/Campus O~ce land use designation is proposed as follows: This designation provides for a mix of uses including residential, live-work and shopkeeper units, and non-r~esidentia! uses such as o~ce, retail, restauranfs, hote/ and enfertainment facilities or Campus O~ce uses consisfent with the Campus Office land use designation. The floor area ratio applies fo both development options (Mixed Use and Campus Office) and is for the combined commercial and residenfia/ uses, if residential uses are inco-porated, or for commercia! uses if commercfal is used exclusively. The residential component shall not exceed 50% of the development square footage. Gas sfations are not permitted. The combined Mixed Use 2/Campus Office designation does not cuRently exist and would be added to the General Plan and Eastem Dublin Spec~c Plan. The Mixed Use 2/Campus Office flex land use designation gives the Applicant the opportunity to develop the 25.33 acre site with a project that includes uses that are consistent with the either a Mixed-Use 2 land designation or the Campus Office land use designation. In both instances, the maximum amount of development on the site would not exceed 496,519 square feet, as approved in 2000. 4 of 12 .~ ~~~~ ~ y~ Residential uses, inciuding shopkeeper and live-work are only allowed under the Mixed Use 2~ designation and could comprise up to 50% of the FAR for the project site (248,259 square feet). The Applicant also proposes to redefine the Eastem Dublin Specific Plan subarea from Tassajara Gateway to a new "Grafton Plaza" subarea for the project site. The goal of the Grafton Plaza subarea is to develop a circulation pattem that promotes and accommodates the pedestrian while maintaining adequate vehicular circulation, promotes a lively and vital retail venue, and provides an inviting sense to place. The subarea builds off the adjacent Promendade and Grafton Station projects to establish a residential, commercial and hospitality destination. The proposed Grafton Plaza Subarea is shown below. Proposed Figure 4.2 Planning Subareas A Taswja~ra Gale+.my B Town Ceree~ - Cc~rc~:~ G Tpwn C~er - Retklential a f ~c,~ c;,,.w,y E Fateon V~IygeC~kr F Taa~y~}"a~re Vi4pt,~ Cetife: G Foatni+~ ReswNn4o1 H t:o~rtty CeriWt I NC'"iMXfa Cs~tewsy J lrrnsa Canter K 6tMon P4z~ The request includes amendments to various figures, texts and tables in the General Plan and Eastem Dublin Specific Plan to ensure consistency throughout the documents. The following is a summary of the proposed amendments. Please refer to Exhibit A of Attachment 1 for a complete list of the proposed amendments to the General Plan and Eastem Dublin Specific Plan. Table 2.1 of the General Ptan in addition to Table 4.1 of the Eastem Dublin Specific Plan woutd be amended as follows: o Add 25.33 acres of Mixed Use 2/Campus Office; o Add 496,519 SF and 260 SF/employee; o Remove 25.33 acres & 496.519 SF of Campus Office & adjust jobs column accordingly; and o Add footnote regarding how the chart will be amended if the project develops as a mixed use project with residential units. Table 4.2 of the Eastern Dublin Spec~c Plan woutd be amended as follows: o Add 25.33 acres of Mixed Use 2/Campus Office; o Add 496,519 SF and 260 SF/employee; o Remove 25.33 acres 8 496,519 SF of Campus Office 8~ adjust jobs column accordingly; and Sof12 o Add a footnote regarding how the chart wili be amended if the p`io~c ~~ • '~ develops as a mixed use project with residential units. Table 4.3 of the Eastern Dublin Specific Plan would be amended as follows: o Add a footnote regarding how the chart will be amended if the project develops as a mixed use project with residential units. Table 4.4 of the Eastern Dublin Specific Plan would be amended as follows: o Remove 25.33 acres and square footage (0.96 msfl from Campus Office. Add new text and Table (Table 4.14) to the Eastern Dublin Specific Plan to identify the new Grafton Plaza subarea. Appendix 2 of the Eastem Dublin Spec~c Plan would be amended to include the Mixed Use 2/Campus O~ce land use designation, which includes a list of anticipated uses. Appendix 3 of the Eastem Dublin Specific Plan would be amended as follows: o Remove 25.33 acres 8~ 496,519 SF of Campus Office from the Tassajara Gateway; and o Add new subarea (Grafton Plaza) to the table. Appendix 4 of the Eastem Dublin Spec~c Plan would be amended as follows: o Revise #19 (Pao Lin Areas F, G 8~ H) land use summary by removing 25.3 acres 8 496,519 SF of Campus Office. o Add 25.33 acres to Mixed Use 2/Campus Office with 496,519 SF. o Add a footnote regarding how the chart will be amended if the project develops as a mixed use project with residential units. A Resolution recommending the City Council approve a General Plan Amendment and an Eastern Dublin Specific Plan Amendment for the Grafton Plaza project is included as Attachment 1. Stage 1 P/anned Development Rezon/ng A Stage 1 Development Plan is proposed in accordance with Section 8.32.140 of the Dublin Zoning Ordinance. The Stage 1 Development Plan lncludes the following: (1) permitted, conditionally permitted and accessory uses; (2) Stage 1 site plan; (3) site area and proposed densities; (4) maximum residential square footage; (5) phasing plan; (6) master landscaping plan; (7) General Plan & Eastem Dublin Specific Plan consistency statements; and (8) aerial photo. The proposed Stage 1 Development Plan allows for two options of development. Option 1 would allow a Mixed Use development and Option 2 would allow a Campus Office development. The project proposes an FAR of 0.45 for a maximum of 496,519 square feet of development within the project area (which includes the adjacent water quality basin), which is consistent with the maximum amount of development approved by the City of Dublin in 2000. The FAR of 0.45 applies to both development options. 6of12 ~~ - ~-~- ~~ TF~e n~ ~r~nnt nrnnnc~l cvn~nric thp enmmr?rr_ial anrl rPCir~Pnfia) IAnd l1SP_S fo~ tI1B Slte. S ch as b t not limited to meeting/function rooms, spa, out patient health facilities, indoor recreation, live- work units and shopkeeper units. If the project develops as a mixed use project, it is anticipated that there will be approximately 235 residential units. The number of units may increase or decrease, as long as the overall residential square footage does not exceed 248,259 square feet (50% of the allowable development). Option 2 represents the currently approved land use for the Project site and would allow a project with all Campus Office uses. A maximum of 496~519 square feet would be permitted for uses such as office, and anciflary supporting uses including retail, food establishments and similar uses (residential uses would not be allowed under the Campus Office development scenario). The General Plan and Eastem Dublin Specific Plan Campus Office land use designation currently allows for mixed-use developments with up to 50% residential under special circumstances (e.g. where a mixed-use development would decrease potential peak-hour traffic generation, meet a specific housing need, encourage pedestrian access to employment and shopping or create an attractive, socially-interactive neighborhood environment). On October 4, 2005, the City Council adopted Ordinance 26-05 approving a Stage 2 Development Plan for the water quality basin. The existing water quality pond is permitted pursuant to Ordinance 26-05. No changes are proposed to the existing water quality basin within the project site. Table 1 below summarizes the amount of Campus Office development permitted on the Grafton Plaza site under the existing Stage 1 Planned Development zoning. Tahle 1: Existina Staae 1 Develo~ment Plan Land Use Gross Net FAR Residential Units Designation Acres Acres S.F. 0.45 avg. Up to 50% of development, Campus Office 25.33 23.4 65 max 0 subject to meeting conditions . . outlined in the General Plan Table 2 below summarizes the potential development program on the site under both options. Table 2: Pronosed Staae 1 Planned Develoament Land Use Gross Net FAR Designation Acres Acres (0.45 average) Option 1 Non-Residential Residential U d se (Mixe - Residential Development) 25.33 23.4 248,260 S.F. 248,259 sq. ft. max. ~+/_235 Residential Units) Option 2 Non-Residential Residential Offi C 25 33 4 23 ce ampus ( . . Development) 496,519 S.F. NA 7of12 ~~~~u~~ A Resolution recommending the City Council approve a Pianned Development (PD) Rezone with a related Stage 1 Development Plan and for the Grafton Plaza project is included as Attachment 2. Sem!-Publlc FaclUt/es Pol/cy In 2004, the Ciiy Council adopted a Semi-Public Facilities Policy. (See Attachment 3). The policy applies to "residential amendments involving 150 or more Single-Family Density Housing units and/or 250 or more Medium Density or greater density housing units, or increments and combinations thereof." The purpose of the policy is to increase the opportunities for semi-public facilities by designating lands for such purposes on the City's general plan map. The policy requires that Applicants for applicable general plan amendments identify semi-public facility sites at the ratio of 1 acre net per 1000 residents. The Applicant has not identified any semi- public facility sites within the project area. The Applicant believes that the policy does not apply to its project because the general plan amendment proposed does not increase the number of residential units authorized for the site. The Applicant believes that the policy should not apply unless a particular generaf plan amendment proposes additiona/ units. Staff agrees with the Applicant that the policy should only apply to general plan amendments that authorize additional residential units. Accordingly, staff recommends that no additional semi-public facilities be required on the site. CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE The proposed Grafton Plaza project includes a request to amend the General Plan and Eastem Dublin Specific Plan from the existing Campus Office land use designation to a new Mixed Use 2/Campus Office flexible land use designation. The project proposal includes related amendments to the various figures, texts and tables in the City's General Plan and Eastem Dublin Spec~c Plan to ensure consistency throughout the document. Additionally, the project includes a proposal for a Planned Development Rezone with a related Stage 1 Development Plan to expand the allowable uses on the site and permit up to 50% of the development area be comprised of residential uses. The proposed project allows for two options of development, which include either a mixed use development (Option 1- Mixed Use) or a campus office development consistent with the current land use designation of the (Option 2- Campus Office). A Stage 1 Development Plan as defined by Section 8.32.030 of the Dublin Zoning Ordinance will establish the land use pattern for the Grafton Plaza project. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District have reviewed the project. Additional land use entitlements, including a Stage 2 Development Plan, Site Development Review and possibly a tentative map, will be required prior to future development of the project site. It will be at this time that Conditions of Approval will be placed on the project. The various applicable departments and agencies will review subsequent planning applications for Grafton Plaza. NOTICING REQUIREMENTSlPUBLIC OUTREACH: In accordance with State law, a Public Notice was mailed to all property owners and occupants within 300 feet of the proposed Project in addition to an extended area and an interested parties 8of12 list. A Public Notice was a~so published in the Valley Times and posted at several Ib~atio s~~7°'~ 4hroughout the City, ENVIRONMENTAL REVIEW: On May 10, 1993, the Dublin City Council adopted Resolution No. 51-93, certifying an Environmental Impact Repo~t (EIR) for the Eastem Dublin General Plan Amendment and Eastem Dublin Specific Plan (Eastem Dublin EIR, SCH #91103064). The certified EtR consisted of a Draft EIR and Responses to Comments bound volumes, as well as an Addendum dated IVlay 4, 1993, assessing a reduced development altemative. The City Council adopted Resolution No. 53-93 approving a General Plan Amendment and a Specific P1an for the reduced area alternative an May 10, 1993. On August 22, 1994, the City Council adopted a second Addendum updating wastewater disposal plans for Eastem Dublin. For identified impacts that could not be mitigated to a less than sign~cant level, the City Council adopted a Statement of Overriding Considerations for cumulative traffic, extension of certain community facilities (natural gas, electric and telephone seroice), regional air quality, noise, and other impacts. The Eastern Dublin Specific Plan was adopted by the City to encourage orderly growth of the Eastern Dublin area. Because the Eastem Dublin project proposed urbanization of the almost completety undeveloped Eastern Dublin area, the Eastern Dublin EIR also analyzed conversion of agriculturaf and open space lands to urban uses. These impacts together with visual and other impacts from urbanization were also determined to be signi~cant and unavoidable. Where the Eastem Dublin EIR identfied impacts that could be mitigated, the previously adopted mitigation measures continue to apply to implementing projects such as Grafton Plaza, as appropriate. The Eastern Dublin EIR was a Program EIR and evaluated the potential environmental effects of urbanizing Eastem Dublin over a 20 to 30 year period. As such, the Eastem Dublin EIR addressed the cumulative effects of developing in agricultural and open space areas and the basic policy considerations accompanying the change in character from undeveloped to developed lands. Since certification of the EIR, many implementing projects such as Wallis Ranch (Dublin Ranch West), Fallon Crossing. Vargas, and Pinn Brothers/Silvera Ranch, Dublin Ranch and Fallon Village have been approved, relying on the Program EIR. In February 2000, the City Council approved an Initial Study/Mitigated Negative Declaration (MND) for a General Plan Amendment, Eastern Dublin Specific Plan Amendment and Stage 1 Planned Development Rezone for Area H. The City, as the Lead Agency, prepared an Initial Study to determine whether there would be significant envi~onmental impacts occurring as a result of the current project beyond or different from those already addressed in the Eastern Dublin EIR and 2000 MND. Based on the project description, the Initial Study determined that the proJect could result in additional significant but mitigatable site-spec~c impacts. Therefore, a Mitigated Negative Declaration (MND) was prepared in accordance with CEQA laws and regulations. The project assessed in this MND includes, amendments to the General Plan and Eastem Dublin Specific Plan (including revised land uses), and rezoning to Planned Development (PD), with the related Stage 1 Development Plan. A Mitigated Negative Declaration was prepared for the project and circulated for public review from January 8, 2010 to February 8, 2010 (Exhibit A to Attachment 4). During the public review period, the City received 11 comment letters, which include the following: 9of12 • Office of Planning & Research, dated January 12, 2010 ~~~`~ `7°~'~ i~ • California Department of Transportation, dated February 8, 2010 • City of Dublin Police Services, January 8, 2010 • City of Dublin Parks 8~ Community Services Department, dated January 14, 2010 • Dublin San Ramon Services District, dated January 20, 2010 • Alameda County Flood Control & Water Conservation District - Zone 7, dated January 28, 2010 • Alameda County Flood Control & Water Conservation District - Zone 7, dated January 29, 2010 • Alameda County Public Works Agency, dated February 5, 2010 • Chris Didato, January 18, 2010 • Gabrielle Blackman, dated February 8, 2010 • Jon Brattebo, dated February 8, 2010 Although not required by CEQA, the City prepared responses to the various comment letters, providing the City's good faith reasoned analysis as to the environmental issues raised in the comments (Exhibit B to Attachment 4). NEXT STEPS: Additional entitlements are required prior to development occurring on the project site. A comprehensive site plan, development program and design and development standards for Grafton Plaza would be submitted with futu~e planning applications, which would include a Stage 2 Development Plan and a Site Development Review Application. Project details would be submitted to the City as part of future applications, including but not limited to building footprints, pedestrian and vehicular access, site and architectural design guidelines, parking ratios, building height/stories, architecture and more detailed landscaping as required by City Standards. CONCLUSION: The Applicant's submittal package is included as Attachment 5 of the Staff Report. The proposed General Plan and Eastern Dublin Specific Plan amendments would modify the existing land use designation from Campus Office to a new Mixed Use 2/Campus Office flexible land use designation. Approval of a Planned Development Rezone with a reJated Stage 1 Development Plan would expand the allowable uses on the site. The proposed entitlements would allow development of the site under one of two options including either a mixed use development with up to 50% of the development consisting of residential uses, or a campus office development. A Mitigated Negative Declaration was prepared for the Grafton Plaza project. This document includes mitigation measures to reduce environmental impacts of the projects to a less than significant level. 10 of 12 ATTACHMENTS: 1) Resolution recommending that the City Councd a p Resolution amending the General Plan and the Eastern Dublin Specific Plan to change Grafton Plaza from Campus Office to a new Mixed Use 2/Campus Office flex land use, with the draft Resolution attached as Exhibit A. 2) Resolution recommending that the City Council adopt an Ordinance approving a Planned Development Rezone with a related Stage 1 Development Plan for Grafton Plaza, with the draft City Council Ordinance included as Exhibit A. 3) Semi Public Facilities Policy 4) Resolution recommending that the City Council adopt a Mitigated Negative Declaration for Grafton Plaza, with the MND included as Exhibit A, the Response to Comments included as Exhibit B and the Mitigation Monitoring & Reporting Program as Exhibit C. 5) Grafton Plaza booklet. ~ ~a ~ ~- ~~ do t ~ 11 of 12 GENERAL INFORMATION: APPLICANT/PROPERTY: OWNER LOCATION: ASSESSORS PARCEL NUMBERS: GENERAL PLAN LAND USE DESIGNATION: SPECIFIC PLAN LAND USE DESlGNATION: SURROUNDING USES: 3~ ~ ~j~ ~ Jim Tong Charter Properties 4690 Chabot Drive, Ste. 100 Pleasanton, CA 94588 South of Dublin Bivd., east of Grafton Street & north of I-580 985-0061-010 & 985-0061-004 Campus Office (existing) Mixed Use 2/Campus Office (proposed) Eastern Dublin Specific Plan LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North PD High Density Residential High Density Residential erraces South N/A N/A Interstate 580 East PD Campus Office Vacant (owned by Kaiser) West PD General Commerciat Grafton Station Commercial Center 12 of 12 DRAFT DRAFT , ~ ~~ ~ ~,~,-°~ J ~ = ~o g; ~ ~ffi~Si 1 • • • ,~~~~~~ ~-~~~~~' Plannzng Commission Minutes z ~~ ~~-;{ ~~.~='~ Tuesday, April 13, 2010 ~ ~ ~~~_ CALL TO ORDER/ROLL CALL A regular meeting of the City of Dublin Planning Commission was held on Tuesday, April 13, 2010, in the City Council Chambers located at 100 Civic Plaza. Chair King called the meeting to order at 6:59:42 PM Present: Chair King; Commissioners Schaub, and Wehrenberg; Jeff Baker, Planning Manager; Kit Faubion, City Attorney; Martha Aja, Environmental Specialist; Mike Porto, Consulting Planner; and Debra LeClair, Recording Secretary. Absent: Alan Brown, Vice Chair ADDITIONS OR REVISIONS TO THE AGENDA - NONE MINUTES OF PREVIOUS MEETINGS - On a motion by Cm. Schaub, seconded by Cm. Swalwell the minutes of the March 9, 2010 meeting were approved with a slight modification. ORAL COMMUNICATIONS - NONE CONSENT CALENDAR - NONE WRITTEN COMMUNICATIONS - NONE PUBLIC HEARINGS - 8.1 PA 07-006 Grafton Plaza, General Plan Amendment, Specific Plan Amendment, Planned Development Rezone with a related Stage 1 Development Plan, and Mitigated Negative Declaration. Mike Porto, Consulting Planner and Martha Aja, Environmental Specialist presented the project as outlined in the Staff Report. Chair King asked Ms. Aja to explain the difference between Mixed Use 1 and 2. Ms. Aja responded the Mixed Use 2 has some uses that are not within the Mixed Use designation and basically further refines the Use type. Cm. Wehrenberg asked what it meant by "create a new subarea" and is this a name change. Ms. Aja answered that it is changing the name and also assigning types of requirements that the project would have to adhere to. 29 ~~'l`canni~r~C'v~rr~z.ssz`~rn ~~~~13, wC~1C~ ~'~~~~~~'~''~~~'`~~~_~ ATTACHMENT 5 DRAFT DRAFT Cm. Wehrenberg asked Staff to further explain the name change. `~ ~~ ~` "I~`~' Ms. Aja answered that most of the details regarding the new subarea is located in the booklet (Attachment 5) on page 23. She continued the goal of the new subarea is to create a vital, lively center consistent with the vision for the nearby Promenade. Mr. Porto asked Cm. Wehrenberg if she was concerned that the Applicant is creating a new subarea and she didri t see how it fits. Cm. Wehrenberg stated that the Planning Commission had reviewed gateways in the Eastern Dublin Specific Plan along with other issues and how it defines building height/massing, etc. and asked if the Planning Commission will review just this area. Mr. Porto answered yes. He continued currently the site is listed in the Tassajara Gateway subarea but it is 2000 feet away from the intersection of Tassajara Road and Dublin Blvd. He stated that there are specific elements in Tassajara Gateway subarea that reference everything back to that intersection which were not applicable to this project when Staff began reviewing it. He stated what is applicable to this project is what is directly adjacent to the west which is Grafton Station and across the street, the Promenade. He stated it made sense to create a new subarea within the Specific Plan that gave details that were for this particular area only and remove it from the Tassajara Gateway subarea. Cm. Wehrenberg asked if there will be building height restrictions in the new subarea. Ms. Aja answered that the height and stories are not established in the Stage 1 PD but would be established at the Stage 2 PD. Cm. Wehrenberg agreed and asked if the subarea establish heights of buildings. Ms. Aja answered it does not. Cm. Schaub felt that the Planning Commission had talked about the gateway and height restrictions extensively but was concerned about a new subarea with different requirements and felt the project is chopped up/ disjointed and wanted to discuss it further. Cm. Swalwell felt that the flex use would adapt to the current conditions and the anticipated needs and asked Mr. Porto to explain the name change. He stated he is in support of the change. Cm. Schaub stated he had no problem with the name change but he was concerned with breaking up the subarea, not the physical aspects of the subarea. Ms. Aja stated that the proposed flex designation of Mixed Use 2/Campus/Office allows the project to develop as either a Mixed Use project and allows for residential, up to 50% or a Campus/Office project which is consistent with the current designation. She continued how 30 1'far~?~ira;~ (,,'r.#rr~rrrr.ssia~r~ ;t~~rrf I s, :;'t?It~ T~~~tt~ar :%t?aetrr€,y DRAFT DRAFT the project develops will be determined at the point of the Stage 2 and SDR and ultimately when Building Permits are pulled for the project. 3~~ t~',~I~'~," "~, Chair King asked for an explanation for the name change and the different land use designation. Ms. Aja answered it is mainly to allow for flexibility and the changing market conditions and allow the Applicant to develop a Mixed Use project on the site and currently the Campus/Office Land Use Designation allows for the majority of the uses and solidifies the residential as a permitted use instead of having to meet certain conditions and expands the uses to include shopkeeper, live/work, etc. Ms. Faubion stated that Staff had some of the same discussions regarding changing or revising the name of the district and the subarea. She felt it would help to look at the existing Tassajara Gateway subarea; it is clearly focused on the Tassajara Road and Dublin Blvd intersection. She continued the language in the resolution for the new project focuses on the interplay between the project and the adjacent Promenade and Grafton Station Retail. She stated that instead of focusing on the intersection which is far away from the project it is looking at the Area H components and how they relate to one another. She felt this was the most descriptive way to deal with the issue but it did not go too far, it only tweaked the Mixed Use designation and still combined it with Campus/Office which is the existing Land Use Designation. Cm. Schaub asked what will be called Grafton Plaza. He mentioned the Lowes area, Pad A, and The Promenade and asked if these areas will be part of Grafton Plaza. Ms. Aja answered that it would only be the project site. Cm. Schaub asked if that would be the case even though Grafton is on those pieces. Ms. Aja answered correct. Jeff Baker, Planning Manager answered that Grafton Plaza is the name of a project but what is being discussed is the subarea of the Specific Plan which sets up or refocuses the project area to tie in with the other uses such as Grafton Station and the Promenade to create the pedestrian connection between those uses rather than focus out toward Tassajara/Dublin Blvd as a gateway intersection. Cm. Schaub asked why not change The Promenade to Grafton and Promenade. Mr. Baker answered that it could be but it is in its own separate subarea now which has standards to help create the Promenade project. Chair King asked if the reason for the subarea is related to the general economic environment today and also to increase the possibilities for various uses. 31 i'1`carrriar~ (.'s3m~na.ssi~~n +~~nf £.>, <:'t$1ft ~~~?t~~~r r'Kt ~ ~irt~1 ~~~~ ~~ DRAFT F Mr. Porto answered ten years have passed since the original land use designation was place on Area H(1998). He continued at the time there was flex zoning for the Lowes and Grafton Plaza sites and over time we saw how it developed. He continued as Dublin Ranch and Eastern Dublin developed approvals on certain properties were modified to conform to current economic trends in the industry. Most of the land uses were allowed under the Campus/ Office Land Use Designation but they were not well defined. He stated that this action will give more definition to those Land Uses. It also is creating a flex designation so there is the option to remain with what is currently approved, which is Campus/Office, or a more defined version which is being called Mixed Use 2. In the case of Grafton Station, which also has a flex designation, the designation on the property is general commercial because a Building Permit was issued and the site converted to General/Commercial at that time. It went through the same approval process but did not become totally a General/Commercial site until the Building Permit was issued. He stated this project is creating flexibility so that either of the two uses can occur on the site. He continued one will be chosen when the Stage 2 Development Plan comes to the Planning Commission and ultimately a Building Permit is issued on the property. Chair King felt Mr. Porto's explanation helped his understanding. He stated that there are two alternative plans and one would be selected at some point. He asked if the Applicant is trying to mix Campus/Office with Residential. Cm. Schaub commented that the Applicant could mix the two. Chair King asked what the two alternatives would be. Ms. Aja answered they would be Mixed Use 2 which will have a variety of uses; residential could comprise up to 50% and could also include office, commercial, retail, spa, and hotel; the other option is Campus/Office which would be more traditional office but it could have ancillary supporting uses. Chair King asked if Campus/Office, Retail and Residential are compatible. Ms. Faubion answered that Campus/Office already allows the residential option this just defines it better. The Stage 1 Development Plan is the first part of the zoning that establishes the uses and density. The Stage 2 PD is the other half of the zoning that gets down to the details, which is where Staff would establish the compatibility between the different uses and look at design, development standards, landscaping, noise buffers, and ensure compatibility between adjacent uses, it is formalized into the zoning for the property which is how the compatibility is achieved and maintained. Cm. Schaub was concerned about phasing and the ability to mix some uses. Mr. Porto stated that Staff has discussed all these issues over the last 3 years; discussed all sides of the issue and looked at everything. He stated that is why there is a cap on residential and with a maximum square footage allowable that is less than half of the site. There will still be some type of Campus/Office; Retail/Commercial/Live-Work/Shopkeeper and some type of Commercial component on the site but it cannot be developed as a totally residential site. 32 1'~~rtr~~aag~ C;s~rrt~r~z.s~i<~ra ~7ja~€~f.3, 2(~f~# ~i ~'t~ ~'t r'%d# t'z t r nFg DRAFT 35 f 6~ ~~,~ haub stated he did not think there will be an more office buildin s built in~ublin Cm. Sc y g because there will be no demand for it. He asked that if that is the case could the Developer build an all residential project on the site and asked what type of project Staff thought could be presented for the site. Ms. Faubion answered that type of project would have to come before the Planning Commission. She stated that if things changed and the developer wanted the entire site to be residential it would require an amendment to the General Plan and EDSP. She stated they would also be required to change to the Stage 1 PD and submit a Stage 2 PD and SDR. Cm. Schaub mentioned it could also require a change to the EIR. Ms. Faubion answered that could also be true. Chair King felt that Campus/Office should be a 6 story building with rolling grassy hills and could not think of any building of that type in the Tri-Valley area that is a mix of office buildings, small shops and residential and asked if the idea for this change is that it could be all of those things. Mr. Porto answered yes. He continued that the examples are: Tralee; The Groves, which is across the street from Grafton Plaza and has a live-work component; the Transit Center; and the buildings that Avalon has currently built. He stated that Fairway Ranch is the other part of the Groves and has 5,000 sq. ft. of retail opportunity on the ground floor. Chair King mentioned that Tralee has no office space but does have the Live/ Work spaces. Mr. Baker mentioned that the project would have to come back to the Planning Commission before anything could be built. He reminded the Commission that the project before them at the meeting would not allow anything to be built, therefore if a Mixed Use project were submitted for the site the Commission would have the opportunity to put standards and conditions on the project to ensure its compatibility and that it is an overall project that is suitable to Dublin. Chair King opened the public hearing. Gabriella Blackman, Resident of the Terraces, spoke regarding the comment letter she submitted regarding the environmental review and the signs posted adjacent to the property that indicated the zoning was Campus/Office not Residential. She felt at the time she purchased her property the City would adhere to the posted zoning and they would have Residential on the North side of Dublin Blvd and Campus/Office with some Retail on the South side. She stated that the properties were bought thinking that a plan was in place due to the posted signage. She stated she was here today to discuss the new option of Residential. She stated that the residents of the Terraces expected the City to abide by what the zoning was when they purchased their property. 33 t~?rar€razrr~ ~'~mrrr~r.>2`aPrt ~1~rtt~f3, '~'t11t? ~a'~~~~r~~r :fle~tr~~~ ~~ p,~ F.,. DRAFT .~,:. . - ~~,o`•,~ Cm. Swalwell thanked Ms. Blackman for coming to the meeting and for her letter. He stated that Staff responded to the letter within the Staff Report and stated that for each comment there was a response and asked Staff to make it available to Ms. Blackman. Ms. Blackman stated that she had not read the response to her letter. She stated that she had received a letter stating that her comments had been received but not the responses. She did receive a notice of this public hearing. Cm. Swalwell directed her to the City website for the Staff Report. Staff provided a copy of the response to comments to Ms. Blackman. Cm. King asked if her concern was that the plan changed or that she did not feel what was being proposed is appropriate. Ms. Blackman answered that when looking at housing in the area Toll Bros. had a color zoning map with each parcel labeled as to what would be built on it and that the Campus/Office designation was on the map as well as the signs on the adjacent property but there were no signs indicating residential. She stated that the residents bought their units with the understanding that there would be no more residential besides what was already there. Chair King asked if she was concerned with the fact that residential was planned or that the zoning changed. Ms. Blackman felt there was too much residential in the area. She stated many of the residents purchased their units because they felt there would be a lot more retail in Grafton Plaza and that was a huge "carrot" that enticed them to purchase their property. She stated that the fact that there can be more residential is tipping the balance as if a bait and switch had happened. Cm. Schaub stated he would like to give Ms. Blackman time to read the response. He asked Mr. Porto how many residential units would be able to be built on 12 acres including parking. Mr. Porto answered approximately 235 units at about 1,000 square feet each is anticipated for this project. Cm. Schaub asked how many more residential units are entitled north of Dublin Blvd. Mr. Porto stated there is nothing left to entitle north of Dublin Blvd. He continued that there are approximately 1,000+ left at the Positano and Jordan projects and approximately 500 on the Croak property. Chair King called for a 5 minute recess 7:46:36 PM Chair King reconvened the meeting. Cm. Swalwell asked if Ms. Blackman had read the response and what her comments are. 34 ~1'Iaxtrair~y ~'r~r~rrr~~.;s~k?n i9~~~f 1.>, W't~l(3 <t~~:~q u&tr : ~'r.~~tzr~;;~ DRAFT ~ ~ ~DRA ~~ ~>...~ Ms. Blackman felt it clarified some things but did not clarify why the signs said Campus/ ffice and not Mixed Use or Residential. She stated there were a lot of people living in the area that never had the information. Chair King responded that it was an unfortunate situation and should not have happened in that way. Chair King closed the public hearing. Cm. Wehrenberg stated she is in support of the project. She stated that she would like to address the fact that, due to the economic times, the City is considering reducing the police force and suggested keeping that in mind when reviewing projects. Cm. Swalwell stated he appreciates the work of Staff. He felt this is the beginning of a long process and that this updates the original designation which is 12 years old. He felt that was needed for the area. He addressed Ms. Blackmari s concerns, and felt it was a notice issue, nobody likes to buy property in an area where one thing is thought to be built and later something else is built. He felt that some sales people will promise something that really is not the case but people make decisions based on what they think will be built there. He felt that times have change dramatically and as Staff noted, the law affords the Planning Commission the authority to change the zoning to reflect the changes in the market. He agreed that more retail is needed in the area. He made the example of the restaurant Buffalo Wild Wings which has been open approximately 1 year and there are a number of vacant spaces next to it. He acknowledged that the Applicant has been trying to get businesses to move in but the market is just not there. He continued when the market changes the City has to adjust and the Staff and the Applicant feel that what is needed now is a Live/ Work center with retail, residential and office. He stated he supports the project. He felt that the Live/Work centers are where the future is for the market. He stated he would move to approve the project. Cm. Schaub stated that the Commission must make findings and felt he could make all the findings for this project. He agreed with Cm. Swalwell in that the City put these plans into place 20 years ago and things change. He stated he trusts the Applicant and has had few problems with them. He felt the City should not put signs up and leave them up for 15 years. He stated is in support of the project. Chair King stated he has no problem with the project. He asked the City Attorney how specific they should be with respect to findings. Ms. Faubion stated that normally on a zoning action findings are not required. The only reason the Commission would make the findings is because the Dublin Zoning Ordinance requires them. Under State law, the only findings the Planning Commission must indicate are the reasons for recommending on a Zoning Amendment. Chair King asked if the Commission can make all the findings for this project. 35 -t'I~~tn.>ai~r~ C'c~~en€.ssi<~ra ;~~rprt'~:3; ~'C'tIf) ~~~~, t~ ~tr` '-b~sz t ~rttj DRAFT DRAFT The Commissioners agreed they could make all the findings. 3~L~ ~.~~ ,~ On a motion by Cm. Swalwell and seconded by Cm. Schaub, on a vote of 4-0 with Cm. Brown being absent, the Planning Commission approved: RESOLUTION NO. 10 -15 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING CITY COUNCIL ADOPTION OF A MITIGATED NEGATIVE DECLARATION FOR THE GRAFTON PLAZA PROJECT (APN 985-0061-010 & 985-0061-004) PA 07-006 RESOLUTION NO. 10 -16 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION AMENDING THE GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN FOR THE GRAFTON PLAZA PROJECT (APN 985-0061-010 & 985-0061-004) PA 07-006 RESOLUTION NO. 10-17 A RESOLUTION OF THE PLAfdNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING A STAGE 1 PLANNED DEVELOPMENT REZONE FOR THE GRAFTON PLAZA PROJECT (APN 985-0061-010 & 985-0061-004) PA 07-006 NEW OR UNFINISHED BUSINESS - Cm. Wehrenberg commented they all received a letter regarding potential reduction in Police services and a survey. She continued that Cm. Schaub had made a comment regarding potentially giving up our stipend for the Planning Commission meetings and asked how the City will address the reduction in services. 36 :}'frt~znirrf~ ('orrs~art.~~sii~rz ;~~ri~I.i, ''t3~{> ~# ~ t~ ~r Y'~~ee~~ r~at~ DRAFT D FT J~' ~ ~°~" Mr. Baker answered that at this time there have been no decisions regaxding reduction in services so Staff would have to evaluate any reduction in services as part of the development process. He continued that projects are reviewed by various departments including emergency services, i.e., Police and Fire who review projects for safety and for their ability to serve and protect them; that would continue to be part of the process. Cm. Wehrenberg asked if with any reduction in services the Police would respond accordingly. Mr. Baker answered that the Police would address services at the time they review the project but none are planned. Cm. Schaub mentioned he would be happy to give up the meeting stipend if it would help the City, but would leave it up to the rest of the Commissioners. Cm. Wehrenberg felt it would be a change to the bylaws. Mr. Baker answered that is would be a change to the bylaws. He stated Staff is currently entering the budget season and that would be a policy decision for the Council. Cm. Swalwell stated he does not have a problem giving up the stipend but would prefer not to change the bylaws. He felt it should be an individual choice and would not want to decide for other commissioners. Cm. Schaub suggested it be allowed individually. Cm. Swalwell agreed. OTHER BUSINESS - 10.1 Brief INFORMATION ONLY reports from the Planning Commission and/ or Staff, including Committee Reports and Reports by the Planning Commission related to meetings attended at City Expense (AB 1234). 10.2 Cm. Schaub stated that The Green Task Force concluded last night and they came up with a few things that were interesting. He continued there will be a list of suggested initiative to prioritize and the Council will determine which they would like to do. He stated that some cost money but there was a lot that dori t cost much. He felt that from a Planning standpoint: 1) when looking at a new multi-family project the Commission needs to look for the ability to put all three bins next to the house or within the facility itself because some people who want to recycle cari t; 2) the use of purple pipes using more recycled water; and 3) the idea of prioritizing the green list. He felt it was a good session and the Mayor and Vice Mayor liked it. He stated there will be a written report that will go to the Council. Cm. Wehrenberg suggested adding a provision that any home over 4,500sq ft to 7,000 sq ft should be completely green to reduce the carbon footprint. 37 'F'l~r ~r~tr€€p ~'csmsrz~s,saa~rs ~~~3~rt ~.>, 3(11°' ~;'~~pt~~t~~ _'9?~~tt~:~,~ DRAFT DRAFT ~6 ~~ ~~ Cm. Schaub stated the Council will look at many different issues and those men ioned were only a few. 10.3 Cm. Swalwell asked if there was a system for Staff to respond to a letter such as Ms. Blackmari s to have a response before they get to the meeting. Mr. Baker answered that there is not a legal requirement to respond but they typically provide a response letter. 10.4 Chair King requested Mr. Baker discuss the possible change to the Fallon Gateway project. Mr. Baker responded regarding the Fallon Gateway project (Target), there has been some discussion that they would request amendments to the building design to facilitate construction of the project in light of the current economic climate and it is anticipated that it will be acted on by the Community Development Director. He continued that the Commissioners will receive a notice regarding the changes and that the project plan would be available for review at that time. Chair King felt it was a good idea to keep the Commission in the loop since it was originally approved by the Planning Commission. Cm. Swalwell asked if at the time the project came to the Planning Commission the Community Development Director (CDD) did not have the authority to approve the project but the procedures have changed so that the CDD has that authority now. Mr. Baker answered the CDD did have the authority but the project was moved forward to the Planning Commission. He continued the CDD continues to have that authority to make those modifications. He stated that the changes would be specific to the Target building not for the entire center. Cm. Wehrenberg asked if the Planning Commission gave enough comments that the CDD will keep them in mind when reviewing the project. Mr. Baker answered yes as well as the character of the existing approved project. Cm. Schaub asked if the Commissioners can review the plans and if they have concerns can they appeal it to the Planning Commission. Cm. King asked if the changes could be emailed to the Commissioners. Mr. Baker answered that the City has not yet received a formal application to modify the project. If an application is received and acted on by the CDD, the Commission would be sent a notice and they could then come to City Hall to review the plans. 38 ~1'~f1Xt7ZZ"f$~ C,4~?Ytt#PZS's"XE~TI ,j€.~37°f~.~.s~ ~~{~~f% "~~,'~f~ti~iTY :=~i8tldYdat~ DRAFT DRAFT 10.5 Mr. Baker asked if the Commissioners had any receipts from the Planners Institute they should submit them for reimbursement. ~?~ 7 f,~~l ~ ADTOURNMENT - The meeting was adjourned at 8:15:49 PM Respectfully submitted, Morgan King Chair Planning Commission ATTEST: Jeff Baker Planning Manager G: ~ MINUTES ~ 2010 ~ PLANNING COMMISSION ~ 4.13.10.doc 39 ~'lazzrrirr~ t'rs~a~rri.ss~a?rz ;1~ar~Cf.3, ~,'t~ltt #~'g:;~rfi~ar °;t9e~trrr,t ~~ ~ ~~ RESOLUTION NO. 10- 15 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING CITY COUNCIL ADOPTION OF A MITIGATED NEGATIVE DECLARATION FOR THE GRAFTON PLAZA PROJECT (APN 985-0061-010 & 985-0061-004) PA 07-006 WHEREAS, Jim Tong/Charter Properties submitted applications for a 496,519 square foot project on approximately 25.33 acres between I-580 and Dublin Boulevard, east of Grafton Street. The project proposes future development of either Campus Office uses, or of a mixed use residential/retail and office project with up to 50% residential uses. The project includes applications for General Plan and Eastern Dublin Specific Plan amendments to create a new "flex" designation of Mixed Use 2/Campus Office, to create a new Grafton Plaza subarea in the Specific Plan, and to slightly expand the mixed uses to include shopkeeper, live/work and other uses; and a PD-Planned Development rezoning and related Stage 1 Development Plan to allow future development under either the Campus Office or residential mixed use options. The applications are collectively known as the "Project"; and WHEREAS, the Project site slopes gently from north to south; the northerly portion of the site is vacant and has previously been graded and filled; the southerly portion of the site is developed with a water quality basin; and WHEREAS, the Project is in Eastern Dublin and the Eastern Dublin Specific Plan area, for which the City Council certified a Program Environmental Impact Report by Resolution 51-93 ("Eastern Dublin EIR" or "EDEIR", SCH 91103064) on May 10, 1993 (incorporated herein by reference). The Eastern Dublin EIR identified significant impacts from development of the Eastern Dublin area, some of which could not be mitigated to less than significant. Upon approval of the Eastern Dublin General Plan Amendment and Specific Plan, the City Council adopted mitigations, a mitigation monitoring program and a Statement of Overriding Considerations (Resolution 53-93, incorporated herein by reference); and WHEREAS, significant unavoidable impacts were identified in the Eastern Dublin EIR that apply to the Project and Project site, therefore, any Project approval must be supported by a Statement of Overriding Considerations; and WHEREAS, on February 15, 2000, the City Council approved a Mitigated Negative Declaration ("Area H MND") for approximately 71 acres known as Dublin Ranch Area H in Eastern Dublin (Resolution No. 34-00 incorporated herein by reference). The City Council approved related General and Specific Plan amendments for Area H on March 7, 2000 (Resolution No. 35-00 incorporated herein by reference), and adopted PD-Planned Development zoning and a related Stage 1 Development Plan on March 21, 2000 (Ordinance No. 6-00, incorporated herein by reference). The Project site occupies roughly the middle third of Area H and was anticipated for Campus Office uses with the potential for residential uses; and 1 ATTACHMENT 6 3.,~ ~, t"/°"°," WHEREAS, the City prepared an Initial Study consistent with CEQA Guidelines sections 15162 and 15163 and determined that a Mitigated Negative Declaration was required in order to analyze the potential for new or additional significant impacts of the Project beyond those identified in the prior EIR and Area H MND; and WHEREAS, based on the Initial Study, the City prepared a Mitigated Negative Declaration dated December 2009 which reflected the City's independent judgment and analysis of the potential environmental impacts of the Project and which was circulated for public review from January 4, 2010 to February 3, 2010 (See Exhibit A, incorporated herein by reference); and WHEREAS, although not required by CEQA, the City prepared written responses to all ~he comments in a Responses to Comments document dated March 2010, which responses provide the City's good faith, reasoned analysis of the environmental issues raised by the comments (Exhibit B, incorporated herein by reference); and WHEREAS, the City carefully reviewed the comments and written responses and determined that the prior EIR and Area H Mitigated Negative Declaration and the Project Mitigated Negative Declaration adequately identified and analyzed the Project's environmental impacts, and that the comments and responses did not constitute or require substantial revisions to the Mitigated Negative Declaration. On these bases, the City determined that no recirculation of the Mitigated Negative Declaration was required pursuant to CEQA Guidelines section 15073.5; and ~ WHEREAS, a Staff Report, dated April 13, 2010 and incorporated herein by reference, described and analyzed the draft Mitigated Negative Declaration, including comments and responses, and the Project for the Planning Commission; and WHEREAS, the Planning Commission reviewed the Staff Report, the draft Mitigated Negative Declaration, including comments and responses, .at a noticed public hearing on April 13, 2010 at which time all interested parties had the opportunity to be heard; and WHEREAS, the draft Mitigated Negative Declaration, including comments and responses, reflects the City's independent judgment and analysis on the potential for environmental impacts from the Grafton Plaza Project; and WHEREAS, the Mitigated Negative Declaration and related project and environmental documents, including the prior Eastern Dublin EIR, Area H MND and all of the documents incorporated herein by reference, are available for review in the City planning division at the Dublin City Hall, file PA 07-006, during normal business hours. The location and custodian of the draft Mitigated Negative Declaration, including comments and responses, and other documents that constitute the record of proceedings for the Project is the City of Dublin Community Development Department, 100 Civic Plaza, Dublin, CA 94568, file PA 07-006. NOW, THEREFORE, BE IT RESOLVED THAT: A. The foregoing recitals are true and correct and made a part of this resolution. B. The Dublin Planning Commission has reviewed and considered the draft Mitigated Negative Declaration, comments received during the public review period, the City's written responses 2 ~~ ~~ ~~ to comments, and the previous EIR and Mitigated Negative Declaration prior to making a recommendation on the Project. C. The previous Eastern Dublin EIR and Area H Mitigated Negative Declaration together with the Project Mitigated Negative Declaration adequately describe the environmental impacts of the Project. On the basis of the whole record before it, the Planning Commission hereby recommends that the City Council find that there is no substantial evidence that the Project will have a significant effect on the environment. D. The Mitigated Negative Declaration has been completed in compliance with CEQA, the CEQA Guidelines and the City of Dublin Environmental Guidelines. E. The Mitigated Negative Declaration is complete and adequate and reflects the City's independent judgment and analysis as to the environmental effects of the Grafton Plaza Project. BE IT FURTHER RESOLVED that based on the above findings, the Planning Commission hereby recommends that the City Council adopt the Mitigated Negative Declaration for the Grafton Plaza Project, consisting of Exhibits A and B, and make all required findings. PASSED, APPROVED, AND ADOPTED this 13th day of April, 2010 by the following vote: AYES: King, Wehrenberg, Schaub, Swalwell NOES: ABSENT: Brown ABSTAIN: Planning Commission Chair ATTEST: Planning Manager G:\PA#~2007\07-006 The Plaza\Planning Commission 4.13.10\pc reso recommending mitigated negative declaration.DOC 3 ~~i ~ ~~ r~ RESOLUTION NO. 10 - 16 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION AMENDING THE GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN FOR THE GRAFTON PLAZA PROJECT (APN 985-0061-010 & 985-0061-004) PA 07-006 WHEREAS, Jim Tong/Charter Properties submitted applications for a 496,519 square foot project on approximately 25.33 acres between I-580 and Dublin Boulevard, east of Grafton Street. The project proposes future development of either Campus Office uses, or of a mixed use residential/retail and office project with up to 50°/a residential uses. The project includes applications for General Plan and Eastern Dublin Specific Plan amendments to create a new "flex" designation of Mixed Use 2/Campus Office, to create a new Grafton Plaza subarea in the Specific Plan, and to slightly expand the mixed uses to include shopkeeper, live/work and other uses; and a PD-Planned Development rezoning and related Stage 1 Development Plan to allow future development under either the Campus Office or residential mixed use options. The applications are collectively known as the "Project"; and WHEREAS, the Project site slopes gently from north to south; the northerly portion of the site is vacant and has previously been graded and filled; the southerly portion of the site is developed with a water quality basin; and WHEREAS, the General Plan and Eastern Dublin Specific Plan amendments would create a new Mixed Use 2/Campus Office land use designation and apply it to the Grafton Plaza site. This flex-designation would allow the Project site to develop in the future as a Campus Office project, or as a mixed use residential/office and retail project, generally consistent with the development options in the current Campus Office land use designation. The new designation slightly expands the permitted uses under the mixed use residential option to allow shopkeeper, live/work and other uses. The Project would also amend the Eastern Dublin Specific Plan to add a new Grafton Plaza subarea; and WHEREAS, consistent with Government Code section 65352.3, the City obtained a contact list of local Native American tribes from the Native American Heritage Commission and notified the tribes of the opportunity to consult with the City on the proposed General Plan and Specific Plan amendments. None of the eontacted tribes requested a consultation within the 90- day statutory consultation period and no further action is required under section 65352.3; and WHEREAS, a staff report, dated April 13, 2010 and incorporated herein by reference, described and analyzed the Project, including the proposed amendments to the General Plan and Eastern Dublin Specific Plan, and the related Mitigated Negative Declaration for the Planning Commission; and WHEREAS, the Planning Commission held a properly noticed public hearing on the Project, including the proposed General Plan and Eastern Dublin Specific Plan amendments, on April 13, 2010 at which time all interested parties had the opportunity to be heard; and ATTACHMENT 7 3~ ~ ,l~ WHEREAS, on April 13, 2010, the Planning Commission adopted Resolution 10-XXX recommending that the City Council adopt a Mitigated Negative Declaration for the Grafton Plaza project, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, the Planning Commission considered the Mitigated Negative Declaration and prior environmental documents, and all above-referenced reports, recommendations and testimony to evaluate the Project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the Planning Commission recommends that the City Council approve the resolution attached as Exhibit A approving amendments to the General Plan and Eastern Dublin Specific Plan based on findings that the amendments are in the public interest and that the General Plan as so amended will remain internally consistent. PASSED, APPROVED, AND ADOPTED this 13th day of April, 2010 by the following vote: AYES: King, Wehrenberg, Schaub, Swalwell NOES: ABSENT: Brown ABSTAIN: Planning Commission Chair ATTEST: Planning Manager G:\PA#~2007\07-006 The Plaza\Planning Commission 4.13.10\pc reso recommending gpa_spa for grafton plaza.DOC 2 ~~~ ~ ~~~ ~ RESOLUTION NO. 10 -17 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING A STAGE 1 PLANNED DEVELOPMENT REZONE FOR THE GRAFTON PLAZA PROJECT (APN 985-0061-010 & 985-0061-004) PA 07-006 WHEREAS, Jim Tong/Charter Properties submitted applications for a 496,519 square foot project on approximately 25.33 acres between I-580 and Dublin Boulevard, east of Grafton Street. The project proposes future development of either Campus Office uses, or of a mixed use residential/retail and office project with up to 50% residential uses. The project includes applications for General Plan and Eastern Dublin Specific Plan amendments to create a new "flex" designation of Mixed Use 2fCampus Office, to create a new Grafton Plaza subarea in the Specific Plan, and to slightly expand the mixed uses to include shopkeeper, live/work and other uses; and a PD-Planned Development rezoning and related Stage 1 Development Plan to allow future development under either the Campus Office or residential mixed use options. The applications are collectively known as the "ProjecY'; and WHEREAS, the Project site slopes gently from north to south; the northerly portion of the site is vacant and has previously been graded and filled; the southerly portion of the site is developed with a water quality basin; and WHEREAS, the City Council approved a PD-Planned Development rezoning and related Stage 1 Development Plan for Dublin Ranch Area H through Ordinance 6-00 on March 21, 2000. Consistent with the General Plan and Eastern Dublin Specific Plan, the Stage 1 Development Plan provided for General Commercial and Campus Office uses in Area H. The Project site occupies the middle third of the approximately 71 acre Area H and was designated for Campus Office; and WHEREAS, the 2000 Stage 1 Development Plan established an average density of 0.45 FAR throughout Area H, which would allow a maximum of 496,519 square feet of development on the Grafton Plaza site; and WHEREAS, a Staff Report, dated April 13, 2010 and incorporated herein by reference, described and analyzed the Project, including the proposed PD zoning, and the related Mitigated Negative Declaration for the Planning Commission; and WHEREAS, the Planning Commission held a properly noticed public hearing on the Project, including the proposed PD zoning, on April 13, 2010 at which time all interested parties had the opportunity to be heard; and WHEREAS, on April 13, 2010, the Planning Commission adopted Resolution 10-XXX recommending that the City Council adopt a Mitigated Negative Declaration for the Grafton Plaza Project, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and ATTACHMENT 8 ~~ ~ ~~ WHEREAS, on April 13, 2010, the Planning Commission adopted Resolution 10-XJCX recommending that the City Council approve the Project General Plan and Specific Plan amendments; and WHEREAS, the Planning Commission considered the Mitigated Negative Declaration and prior related environmental documents, and all above-referenced reports, recommendations, and testimony to evaluate the Project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the Dublin Planning Commission, for the reasons set fo~th in the findings in the attached draft ordinance, recommends that the City Council approve the ordinance attached as Exhibit A and incorporated herein by reference, which ordinance adopts a Stage 1 Planned Development Rezone. PASSED, APPROVED, AND ADOPTED this 13th day of April, 2010 by the following vote: AYES: King, Wehrenberg, Schaub, Swalwell NOES: ABSENT: Brown ABSTAIN: Planning Commission Chair ATTEST: anning manager G:1PA#12007107-006 The PlazalPlanning Commission 4.13.10Vpc reso recommending pd stage 1 for grafton plaza.DOC 2 j 1 1 ~ 1 t 1 1 ~ ' ~ ' ~ ' ~ .~,~~ ~d'~ ~ G RAFTO N P LAZA GENERAL PLAN/EASTERN DUBLIN SPECIFIC PLAN AMENDMENT & STAGE 1 PLANNED DEVELOPMENT REZONE f L a 1 ~ f ~ aL~~o~~ V CD APR 2 6 2Q10 DUBLIN PLAN[V~N~ APRIL 13, 2010 PLANNING COMMISSION HEARING MAY 18, 2010 CITY COUNCIL HEARING ATTACHMENT 9 ~~_-~~.._.~~-~~.--~~= INTERSTATE 580 ~ ~ ~ ~ ~~I ~ G R A FTO N P LAZA TABLE OF CONTENTS VICINITY MAP PLANNING APPLICATION FORM ENVIRONMENTAL INFORMATION FORM SITE PHOTO KEY AND VIEWS GENERAL PLAN/SPECIFIC PLAN AMENDMENT PROJECT DESCRIPTION GENERAL PLAN/SPECIFIC PLAN TEXT AND EXHIBIT AMENDMENTS LAND USE COMPARISON PLAN PLANNED DEVELOPMENT REZONE STAGE 1 PROJECT DESCRIPTION STAGE 1 DEVELOPMENT SITE PLAN MASTER NEIGHBORHOOD LANDSCAPE PLAN CONCEPTUAL UTILITY PLAN :~ ~ ~ N 0 R T H P D UBLIN PLEASANTON DUBLIN I RANCH I GRAFTON PLAZA 1 VICINITYMAP GRAFTON PLAZA mAC~Y ~ somps CIVIL ENCINEERING~LAN~ PLANNING~UN~ SURVEYING Pleasanton, CA (925) - 225-0690 April 2010 1603412 r Page 1 3-3~-2010 09:24:53 cooldode P\Ifi034-12_N~ixM-llx\exhib'its\Ycinity-Nap.Owq G~~.~ OF DpB~ ~ ~9~(~=~ ~=~N)`82 .~ ~~~~~~i ~ ~4AFOR~~` ~ 3~~ ~ ~~z.~~ c~nr oF uueuN ~ COMMUNITY DEVELOPMENT DEPARTMENT Planning Application Form Please discuss your proposal with Planning Staff prior to completing this form. All items on this form related to your specific type of `"" application must be completed. Some of the items listed might not apply to your specific application. Please print or type legibly. ,~ Attach additional sheets, if necessary. .:A If you are cunently working with a Planner on a pre-application project, please schedule an appointment with the planner prior to submitting your application. I. TYPE OF APPLICATION: Pre-application Review [Any type] Sign/Site Development Review [SIGN/SDR] ~ Conditional Use Permit [CUP] Master Sign Program [MSP/SDR] Site Development Review [SDR] X Planned Development Rezone [PD REZ] Variance [VAR] Rezone [REZ] ,;~ Tentative Subdivision Map [T MAP] X General/Specific Plan Amendment [GPA] II. GENERAL DATA A. Address/Location of Property: South of Dublin Blvd. East of Grafton Street and North of Interstate 580. ~ B. Brief Description of Project: Grafton Plaza Mixed Use 2/Campus Office project including, but not limited to residential, live-work shopkeeper, retail, hotel, spa and office uses. C. Assessor Parcel Number(s): 985-0061-010 and 985-0061-04 „, D. Site Area: 25.33 acres E. Zoning: PD F. General Plan Designation: Campus Office G. Existing/Proposed Use of Property: Vacant Land and Water Quality Control Basin; Mixed-Use 2/Campus Office project including residential, live/work, shopkeeper, retail, hotel, spa and office uses. H. Existing Uses of Surrounding Properties: Lowe's and other commercial uses (Grafton StationLpproved, built and unbuilt to "" the west; The Promenade mixed-use proiect ap~roved to the north; High density residential and live/work residential projects avvroved and built to the north• Vacant land/future Kaiser Hospital campus to the east; and I- 580 to the south. I. Within 1,000 feet of a military installation (Camp Parks)? No J. Military Notification Required? No ~~ III. AUTHORIZATION OF PROPERTY OWNER AND APPLICANT A. PROPERTY OWNER: In signing this application, I, as Property Owner, certify that I have full legal capaciry to, and r~, hereby do, authorize the filing of this application. I understand that conditions of approval are binding. 1 agree to be bound by those conditions, subject only to the right to object at the hearings or during the appeal period. I further certify that the information and exhibits submitted are true and correct. ,,.~,; (Note: All Property Owners must sign if property is jointly owned) Name: James Tong Capacity: Proper~Owner/Agent ~,~ Company: Stanforth Holdin~Company, LLC Phone: (925) 463-1666 Email: jim(~a,charter-uroperties.com Fax #: (925) 463-1861 Address: 4690 Chabot Dr., Suite 100, Pleasanton, CA 94588 ~ Signature: Date: B. APPLICANT (OTHER THANPROPER7'Y OWNER): In signing this application, I, as Applicant, cert~ that I have ~ obtained written authorization from the property owner and have attached separate documentation showing my full legal capacity to file this application. I agree to be bound by the conditions of approval, subject only to the right to object at the hearings or during the appeal period. I further cert~ that the information and exhibits submitted are true and "°' correct. Name: Title: ~„ Company: Phone: ( ) Email: Fax #: ( ) Address: ~ Signature: Date: ~„ Page 2 ,,.~~cno..n ~~:'--~..--`-~--~a._t~_.._i_~..~romr~i~n~u.rrm 1~....6...~DL_.. Tl...~.~:.~.~A~~C.~..~:...~...~Ar.~n ei~ii~nin J~ ~ ~ ~~ '1 Application Name: Grafton Plaza-General Plan/Specific Plan Amendment. Stage 1 Planned Develonment Rezone, and Development Agreement Initial Study (ENVIRONMENTAL INFORMATION FORM - PART 1) (To be completed by Applicant pursuant to City of Dublin Environmental Guidelines Section 1.6) Date Filed: April 2010 GENERAL INFORMATION: 1. Name and address of authorized representative of property owner: James Tong r~ Stanforth HoldinE Comuanv. LLC 4690 Chabot Drive, Suite 100 Pleasanton, CA 94588-3355 2. Address of Project: South of Dublin Boulevard. East of Grafton Street and North of I-580. 3. Name, address and phone number of person to be contacted concerning this project: Martin Inderbitzen Dave Chadbourne Attornev at Law Land Plan Associates P.O. Box 1537 450 Main Street, Suite 205 Pleasanton, CA 94566 Pleasanton, CA 94566 (925) 485-1060 (925) 846-0084 4. List and describe any other related permits and other public approvals required for this project, includ'mg those required for this project, including those required by ~~' city, regional, state and federal agencies: Stage 2 Planned Develoument Rezone, Site Develoument Review, Re~ional "~ Water Qualitv Control Board-NPDES Permit, and Section 401-(Clean Water Certification) 5. Existing Zoning District: PD .~ 07-MUP_EnvInfoForm-cg expanded3.doc Page 3 ~~o ~ ~u~ ~ 6. Description of Project: (Include site area, uses, size and number of buildings, "~ parking, number of dwelling units, scheduling, and any other information necessary or helpful to understand project. This attached description must be complete and accurate. E~ibits or photographs should be identified and attached.) 7. Are the following items applicable to the project or its effects? Discuss below all items checked (attach addrtional sheets as necessary). ~ Refer to the Attachment for clarification of the items checked "Yes" below. Yes No x 1. Change in e~sting features of any bays, tidelands, beaches, lakes or hills, or substantial alteration of ground contours. x 2. Change in scenic views or vistas from existing residential areas or public lands or roads. x 3. Change in pattern, scale or character of general area of project. x 4. Significant amounts of solid waste or litter. x 5. Change in dust, ash, smoke, fumes or odors in the vicinity. x 6. Change in ocean, bay, lake, stream or ground water quality or quantity, or alteration of e~sting drainage patterns. x 7. Substantial change in existing noise or vibration levels in the vicinity. x 8. Site on filled land or on slope of 10 percent (10%) or more. x 9. Use of disposal of potentially hazardous materials, such as toxic substances, flammables or explosives. x 10. Substantial change in demand for municipal services (police, fire, water, sewage, etc.). x 11. Substantial increase in fossil fuel consumption (electricity, oil, natural gas, etc.). x 12. Relationship to larger project or series of projects. "` 07-MUP_EnvInfoForm-cg expanded3.doc Page 4 aw 3~1 ~ ~ ENVIRONMENTAL SETTING: ~ 8. Briefly describe the project site as it exists before the project, including information on topography, soil stability, plants and animals, and any cultural, historical or scenic aspects. Describe any ex~stmg structwes on the site, and the use of the structures. If necessary, attach photographs of the site. See DEIR for Eastern Dublin GPA/Sqecific Plan, pa~es 2-2 and 2-3, Eastern Dublin Specific Plan, na~es 5 and 6, and Dublin Ranch Area H(PA 98-070) ~ Mitigated Negative Declaration, Februarv 15. 2000. Also refer to attached photo~rauhs of affected land areas for data regarding existin~ site conditions. 9. Briefly describe the surrounding properties, including information on plants and animals, any cultural, historical or scenic aspects and the type of land use. ;.~ Refer to the Eastern Dublin Suecific Plan, pages 5 through 7, DEIR for Eastern DubGn GPA/Specific Plan, aages 2-2, and Dublin Ranch Area H(PA 98-070) Mitigated Negative Declaration, Februarv 15. 2000. CERTIFICATION: I hereby certify that the statements furnished above and in the ~~r attached exhibits present the data and information required for this initial evaluation to the best of my ability, and that the facts, statements and information presented are true and correct to the best of my knowledge and belief. Dated: ~.~ Signature Print Name/Title 07-MUP_EnvInfoForm-cg expanded3.doc Page 5 .~~~ ~I~.~4 ~ ATTACHMENT 7. Discussion of Applicable Items •~~-~ 2. Change in view or vistas from existing residential areas, public lands or roads. Views into the site from existing residential areas, existing and future commercial development, I-580 and adjacent roads will change as the land use transforms from undeveloped land into M µ urban uses. Nearly half of the site (the southern portion along the freeway) will remain undeveloped and the views from I-580 of the hills towards the north will be less obstructed than if the entire site were developed, as with providing a character of open space along the freeway ~~ due to the foreground water quality pond. The EDEIR assumed and analyzed intensive urban use on the Project site based on the Campus ,~ Office land use designarion. Future development will be clustered in the northerly portion of the site. Views across the southern portion of the site (existing water quality control basin) would ' continue to be unobstructed. A portion of the Project site is located within 700 feet of the I-580 scenic corridor; therefore, that portion of the site is subject to the City's scenic corridor policies that emphasize maintaining ~ views of scenic ridgelands to the north. Compliance with these policies will be reviewed through future Stage 2 Development Plan and Site Development Review submittals. ~ 3. Change in pattern, scale or character of general area of project. The existing parcel has been mass graded in anticipation of future development. As the Project ° Site is transformed by urban development, the scale, character, and pattern of development at the site will increase and change from that of vacant land. ,~ The EDEIR assumed and analyzed intensive urban use on the site based on the Campus Office ~ land use designation. The project includes a General Plan Amendment, Specific Plan Amendment, and Rezoning to expand the potential range of uses which could change the pattern and scale of the proposed Project, but retains the existing Floor Area Ratio previously approved in 2000. 4. Significant amounts of solid waste or litter. As the development project is constructed and inhabited, solid waste and litter will increase from " the existing condition, even with the implementation of construction recycling and homeowner/commercial recycling of green waste, paper, metal, glass and plastics. "~ Amador Valley Industries currently provides residential and commercial solid waste pick-up and recycling services in the City of Dublin. Impacts related to solid waste disposal were analyzed in the Eastern Dublin EIR and mitigation measures were developed for solid waste planning and '~" diversion. No new or more severe significant impacts would result with regard to the topic of p solid waste than those previously analyzed in the Eastern Dublin EIlZ or 2000 MND. ~' 6. Change in ocean, bay, lake, stream or ground water quality or quantity, or alteration of existing drainage patterns. As the existing development parcel is transformed by urban development, a change in existing ~ drainage patterns and water quality and quantity will be affected due to the increase of impervious surfaces. ~ % 07-MUP_EnvInfoForm-cg expanded3.doc Page b ~ .~ ~73 y~z,o ~~~ The project developer is required by Eastern Dublin Mitigation Measures to prepare a storm drainage master plan and other studies in conjunction with development proposals to ensure that - adequate on-site downstream drainage facilities can or will be provided to accommodate any post-construction increases in storm drainage from the site. The Project proposes the same ~ amount of development intensity as approved in 2000 and would, therefore, not create a substantial increase in the quantity of stormwater run-off. Implementation of adopted mitigation measures ensures that development on the project site would be safely accommodated in ~ drainage facilities. 7. Substantial change in existing noise or vibration levels in the viciniry. "~ A temporary increase in noise and vibration levels from the existing condirion will be caused by . the Project during construction. The project is required to adhere to Construction Noise Mitigation Measures included in the Eastern Dublin EIR to minimize impacts of construction "~ noise. These Mitigation Measures require project developers in the EDSP area to prepare and . adhere to a Construction Noise Management Program, which requires limiting grading and other noise generating activities to the shortest period of time as possible. ~ 10. Substantial change in demand for municipal services (police, fire, water, sewage, etc.) The EDSP contains financing programs and policies that address the provision of municipal °"' services. The Project Applicant has entered into a Development Agreement as part of a previous application on this site with the City that reflects these policies and helps to ensure that the rate of service provision is in relation to timing of development. It is anticipated that a future ~ Development Agreement will be entered into for this Project. Fire, police, school, and utility services were previously evaluated, and are continually evaluated by the City and affected agencies as development within the area continues. The developer will install joint trench and °•~ main line sewer, water, and storm drain systems for the project that do not exist at time of project construction. >~~ The site is currently vacant with the exception of the water quality pond, and approval and construction of the proposed development Project could result in an increase in the number of calls for service for fire, rescue and emergency services, and police services since there would be =µ,-~ an increase in the number of residents, employees and visitors to the site from current conditions. The project would not increase the potential amount of development beyond that analyzed in the 2000 MND. The project Applicant is required to meet existing Eastern Dublin EIR Mitigation a~.., Measures relating to fire and police services. With adherence to the Mitigation Measures, there would be no new or more severe impacts to fire ar police services than previously analyzed in " other CEQA documents. ~,~ 11. Substantial increase in fossil fuel consumption (electricity, oil, natural gas, etc.). ' The Eastern Dublin EIR identified the consumption of non-renewable resources as a significant ,~ and unavoidable impact when approving the underlying Eastern Dublin project. No new or more severe signif'icant impacts would result with regard to the topic of increased fossil-fuel ~ consumption that those previously analyzed in the Eastern Dublin EIR or 2000 MND. ~ ~ ~ 07-MUP_EnvInfoForm-cg expanded3.doc Page 7 ~ c~~`~ ~, ~~ '~ ' ' * t k s,~ ~ ,~~ ~ . ,, .,~ ,, ! . ~-' t :!ti " `.r ~` ~ ~~~ i~ ~ s ,~ ~ , ! _ a ~ ,:ma "~.f` PHOTO KEYPLAN GRAFTON PLAZA NORTN ~~~ ~~ ~ APD~ox. 300' ~~R1~NO~1M10 N/OI1~O~W0 91/1Yt1y10 (!7~) ' Yl9-0!!0 Apri12010 1603412 mw ,~:x~o wM. .n+aw-ii~rw-u.n.Mw~.-raw Page 8 3~s~~ ~ ~~ ~ I~L .~ . .~k " ..~.ig~ .. r ~' .,. F ' _ : . {~_ - ~;~~ y i~ ,~ _ _.. r~~ ~ ~ ~~-~~ ~, ~ e~ 1 ~' . N~ ~ ~~ ^~ . . ~ . s x„ . ,Y ~i. . .. .':! . . .. . . . ~ , :;_ ~. . . ~~.~,:;~ SITE PHOTOS ,,r .~~ ~ GRAFTON PLAZA SA~dCAY~S~s dNL FNdNfDMNO.IAMD Pl/Jf11(i•WO SI/NENMO PYmnhe~~ CA (9Y5) - ]TA--0E90 Apri12010 1603412 Page 9 View 1: View to southeast from northwest corner of the site View 2: View to northeast from southwest corner of the site ~3~~ ~ ~a~ ~ ~ v~ ~ ~ , r~ ~ ~~"` ~~. ~~:a ~ r,~~,* ,i '-~ y"' ~ , ~ ~t~02a4'x`` t~ ~w4,,.ty~~~y,y~j~~,~.f ,~,'S R '~ ~R~+-,d Yr.ni ,.~~4W ~ar-~+'r s" `y~ . ~d iXaY ~~Ze.~,~{sN MXr -t,~ ' ~r*: {~~'~~J 4~,~'~~ A'foYA~'~ q;a~`I~..~'~.~'1 ~ _~~. ' ~ f 3 J~'~ 5~,~^k~l ~w~C'~ t ~`~~- ~,~J~" ^a ~~ ~~ ~ ~g°' ~„r lyy.. f` ~J+ 3e~ f l r ~' , -~ ~ j _ .. 4 .l ~4 S ~'@s : ~ a ~~t . ~ ~ '~ . ~~dF ~ ~C~' y id ~ f ~ ; 3~^ 9 ~,a J<~G. ~+,~~,'t o- ~ ~'' ~ r +`. ~ F,~~ ~ ~:~r ~ 1 As ~7~ ' 3~ -i+j~ i~ .4 K Ar ._ r ; ,yp,~+ * +~` j . ~, r ..:._ t : * ,,o~Y T t -.., z , ~ ~", ~+~ i:' .~. {~ L. J~~~r ~, ~^~; --l ~~:, ,N.u~g ``•~If[' o r~` t; r a _ L_,,.~ ` +• .~~ i_~F'. rLk ~.,iy..crl•.e4.t4:~.' •'.,1 ses rY'.~a View 4: View to southwest from northeast corner of the site SITE PHOTOS GRAFTON PLAZA ^ACKAY~C~s qNL ENGINFIItlNWUND RMiNlNi~WO SUtYEY1NG PNmamm~. G (923) - 2Z3-0l90 Apri12010 16034-12 Page 10 View 3: View to northwest from southeast corner of the site 3~ ~ SITE PHOTOS GRAFTON PLAZA ~A~CKAY~SO~S qNl ENOINEEPoNO.lANO Pl/Jllifi~WO SWVENNO PI'mo~rt C1~ (9?8) - 7TS-OE90 Apri12010 1603412 Page ] 1 ~~7~-,, _ _ :..~~~ - . :,,__ ,: `.~ ~.~ _ ~ :~ ~ ; -.,.=:__ u ~ _ , ..- _ yt ~ ~. ^ „~ a' ~" ~ ~ Zi ~ ?~h. ~ ~'<Yw'tuw _ ..o.. _ . ~ ,~ . .. . .r+i., . . s . .rl~ci~.~. ~ ."~ . ~.~''~. View 5: View to northwest east central location of the site View 6: View to northeast from west central location of the site 3~~ ~r~ A r~i 2orb P ~ . G RAFTO N P LAZA ~ GENERAL PLAN/EASTERN DUBLIN SPECIFIC PLAN AMENDMENTS INTRODUCTION The Grafton Plaza site consists of approximately 25.33 gross acres, including the existing ~" water quality basin (which encompasses 11 gross acres of the total site area). The southern ~ portion of the property has been graded and landscaped for the water quality treatment ~ basin, which is currentiy providing treatment for a substantial area of Dublin Ranch. The northern portion of the Project Area, where development will occur, has been mass ~ graded. The site is flat, with drainage falling towards the southwest. Non-native grass and other low vegetation are present on the site; however, no trees or structures exist. The property is located within Area H of Dublin Ranch and is in the Eastern Dublin Specific Plan area. The Project site is located within the City of Dublin, bordered by land zoned " Generai Commercial (approved for the Grafton Station Retail Center including a Lowe's store and up to seven additional pads to accommodate other retail uses) to the west; The ~ Promenade (approved as part of the Dublin Ranch Area G Village Center project that includes a fitness facility, smaller retaii, restaurants, and office uses) and high density neighborhoods of Dublin Ranch Area G across Dublin Blvd. to the north; I-580 freeway and i Northside Drive to the south, and land zoned Campus Office (owned by Kaiser Permanente and anticipated for a hospital campus) to the east. °" The proposed Mixed Use 2/Campus Office land use designation allows greater flexibility in ~' land use combinations; therefore, amendments to the General Plan and Eastern Dublin Specific Plan are needed to provide internal consistency and accommodate the .,~„ proposed development concept. The amendments are being requested to redesignate the land use classification of the site from Campus Office to a new flex land use of Mixed Use 2/Campus Office and redefine the Eastern Dublin Specific Pian subarea for the Project ~ Site from Tassajara Gateway to Grafton Plaza. The introduction of a Mixed Use 2/Campus Office land use designation will permit uses such as shopkeeper, live/work, residential, ~ office, hotel and spa integrated with retail and office. A Stage I Planned Development ~ Grafton Piaza General Plan/Eastern Dublin Specific Plan Amendment Page 12 ~ 3~19 ~-o ,~ April2 10 ,:~. and an application for a Development Agreement have been submitted concurrently to provide consistency and support this application. rr The Project proposes two program options under the new flex designation of Mixed Use 2/ ~ Campus Office (MU2/CO), which includes a combination of mixed uses (Mixed Use 2) or an all Campus Office project to create a range of uses and maintain flexibility to respond a to market conditions. However, the preference of the Applicant is to provide a mixed use urban village on the site. Grafton Plaza is intended to create a vital center and proposes an average intensity of 0.45 FAR (floor area ratio) for a total of 496,519 square feet for ~ development within the Project Area (which includes the existing water quality basin parcel) regardless of the ultimate program selected. The final design and land uses of the `~" Project will be determined with the submittal of Planned Development Stage 2 Rezone and Site Development Review applications. FYicfinn Ct!"1('1C ~ PI1~~CY1CY(YI PI!^IY1IF/YC+~fYt fli ihlir~ C~-.o~ifi.~ DI.-~.,, ~ ~ Land Use Gross Net Gross Density FAR Residential Units Designation Acres Acres S.F. 0.45 avg. 0.60 max. Up to 50% of development, C Offi ampus ce 25.33 23.4 subject to meeting conditions 496,519 S.F. outlined in the General Plan (at average FAR) Prnnneprl C+nnc 7 Plr~,nno~J no.~ol.,~-,.,-,o.-,+/ r^_o.-,~,.,-~i oi...-, i~,...-+....-, r~, .i-.i:.,, c.._.._.._:c:~ n~~_ - Land Use - - - Gross - - - - Net ~ ~ 11V 1 IVI I Gross Density FAR Designation Acres Acres (0.45 average) Mixed Use Non-Residential Residential Units 2/Campus Office 25.33 23.4 (Option 1) +/-248,260 S.F. 248,259 S.F. max. +/-235 Residential Units Mixed Use 2/ Campus Office Residentiai Units Campus Office 25.33 23.4 (Option 2) 496,519 S.F. NA Grafton Plaza General Plan/Eastern Dublin Specific Pian Amendment Page 13 ~~ ~ ~-P~ April 201 General Plan/Eastern Dublin Specific Plan Amendments and a Stage 1 Planned Development approved by the City in March 2000 placed a Campus Office (CO) `~ designation on the Project Area with an average FAR of 0.45. The PD approval specificaily permitted mixed use developments under the CO designation including .~ residential uses subject to a Stage 2 PD provided that certain conditions were met. Those conditions included meeting a specific community housing need; not exceeding ~ established traffic service levels; creating a pedestrian oriented attractive environment; maintaining consistency with the Specific Plan intent without resulting in adverse environmental or service impacts; and capping residential uses at not more than 50~ of .~, the developed area. Grafton Plaza, as currently envisioned, meets these conditions to ~' incorporate residential uses into the Project as part of this application and approval. To `~" further these Project goals, the Applicant proposes to redesignate the property to a new flex land use classification entitled Mixed Use 2/Campus Office to provide flexibility, as well -~ as emphasize and support the vision of the development. Two program options are proposed as part of this Project to create a range of uses and maintain flexibility to respond to market conditions. • The first program option (Option 1) proposes a mixed use (Mixed Use 2) project with a maximum amount of residential square footage established. A maximum of 50~ of the total buiiding area (248,259 square feet) can be allocated to approximately 235 residential units including the residential portions of shopkeeper and live/work units, and various multi-family configurations, and the other 50% (248,260 square feet) is associated with non-residential uses such as office, retail, restaurant, the work portions of shopkeeper and five/work units, and hotel related uses. This option does permit the ability to integrate fewer or greater units so long as the total square footage of residential uses does not exceed 248,259 square feet. If less than 248,259 square feet is assigned to residentiai uses, the difference may be assigned to non-residential uses, as long as the overall project square footage does not exceed 496,519 square feet. ,,,~ • The second program option (Option 2) proposes a project with all Campus Office uses. A maximum of 496,519 square feet is permitted for uses such as office, and anciilary supporting uses including retail and food establishments. ,~ ~ Grafton Plaza General Plan/Eastern Dublin Specific Plan Amendment Page 14 ~ ~~~ ~~ Anri12010 For clarification purposes, the calculation of Floor Area Ratio (FAR) is based on gross site area (i.e.: 25.33 acres, which includes the existing water quality basin). Surface parking and parking structures are not included as part of the FAR calculation in accordance with past practice by the City of Dublin. The overall allowable average floor area ratio is 0.45, r which is the same FAR as approved for the Project in 2000. To provide flexibility in the development program, the individual building parcels may be developed to a FAR higher than 0.45 FAR as long as the average of all uses on the 25.33 gross acre site does not exceed 0.45 FAR or 496,519 square feet. The preferred option has a total of 496,519 square feet of mixed use development within the Project site. Of this total, up to 50% of the square ~~ footage may be allocated to residential uses. ~"" A Mixed Use 2/Campus Office designation allows uses such as office, hotel, restaurants and retail spaces to be creatively and effectively integrated with residential, live/work ~~ and shopkeeper units. Commerciai, live/work, and shopkeeper units fronting on the peripheral streets will offer a new type of business and living option. A residential unit is defined as a permanent living space and excludes temporary living situations, inciuding long term stay, such as hotel and related facility rooms; common areas ~rv such as hallways, lobbies, mechanical rooms and leasing offices. It also includes only the residential use square footage of live/work and shopkeeper units. It is not intended that "° non-residential square footage within these units accumulates as residential square footage. Commercial areas do not include the residential portion of live/work and h~ shopkeeper units. Text and map amendments to the General Plan and Eastern Dublin Specific Plan are included with this submittal and can be found in the following documentation. ~ Grafton Plaza General Plan/Eastern Dublin Specific Plan Amendment Page 15 ~ ~~ ~ ~~ ~ Apri121~10 FINDINGS STATEMENT The following information is provided to support the necessary findings of the approval per the City's application submittal requirements. a. List the proposed changes to General Plan/Specific Plan designations and policies, as needed. l. Create a new flex land use designation of Mixed Use 2/Campus Office for both the General Plan and Eastern Dublin Specific Plan to enable this new flex use designation that ~ will allow two program options-Option 1 which includes a combination of mixed uses ` (Mixed Use 2) or Option 2 which is an all Campus Office project-- to create a range of ~` uses and maintain flexibility to respond to market conditions. 2. Create a new planning subarea: Grafton Plaza in the Eastern Dublin Specific Plan ~ within the text and on Figure 4.2- Planning Subareas. b. Reasons for proposing General Plan/Specific Plan Amendments. l. While the General Plan and Eastern Dublin Specific Plan currently have a Mixed Use designation, their criteria for proposed land uses are not appropriate to this Project. As such, a new flex designation, Mixed Use 2/Campus Office, is needed to permit the option for a mixed use project with shopkeeper, live/work, medium, medium high and high density residential, office, hotel, and commercial uses generally arranged to create a livable and walkable community, interspersed with attractive streetscapes, public plazas and open spaces. This land use concept will provide places to shop, stroll, and meet family and friends in a vibrant, comfortable and contemporary setting. In addition, a second option permits an all Campus Office scenario. In both options, the pedestrian realm will be highiighted within the project to reinforce the social and public emphasis of the project and provide a variety of active and passive areas for people watching, dining, and m ' relaxing. ~ c. How will the General Plan/Specific Plan Amendments benefit the City of Dublin. 1. The proposed land use revisions will create a project that is compatibie with and builds off existing adjacent uses. , 2. These Amendments will encourage the incorporation of mixed uses that relate to near by uses, service requirements, and promote smart growth principies by creating a place where people live, work and play that would create active and livable communities and Y reduce vehicle trips and resulting noise, green house gas emissions, and air pollution. ~ Grafton Plaza General Plan/Eastem Dublin Specific Plan Amendment Page 16 ~ 383 Q 1~~,p ~ April 2010 ~ 3. The project will allow for a potential extension of the City's identified Dublin Ranch Area G Village Center, The Promenade, to create a unique and exciting shopping, ' employment, and living destination. 4. Grafton Plaza will create additional employment opportunities for the City, thereby ~~ improving the city's overall jobs/ housing balance. 5. Additional tax revenues will be generated by Grafton Plaza. ~ 6. The addition of residents within the project will strengthen the customer base for on-site and adjacent commercial areas. ~ d. Address each element of the General Plan and policy of an applicable Specifc Plan of F the City of Dublin and describe how each element/policy will be affected by the proposed "~" amendment. The following are the elements and policies that would be affected or supported by the ~~ proposed amendments: ry Applicable General Plan Elements: Land Use Element • Revises and adjusts land use designations within project area. • Revises and adjusts land use program in terms of uses, square footage, and units on site. Applicable Eastern Dublin Specific Plan Policies: Land Use Policies • Revises and adjusts land use designations within project area. • Revises and adjusts land use program in terms of uses, square footage, and units on site. µ The Project will maintain a reasonable balance in residential and employment-generating ~ land uses for all employment generating land uses by adhering to the proposed distribution ~ of land uses and those depicted in Figure 4-1, Land Use Map (Policy 4-1). The proposed project creates an environmentally oriented alternative to the Specific Plan by mixing uses ~~ and thus reducing vehicle trips. The Mixed Use 2/Campus Office Project encourages higher density residential ~ development within convenient walking distance of shopping areas, employment centers, transit stations/stops, and other community facilities (Policy 4-2). ~ ~ Grafton Plaza General Plan/Eastem Dublin Specific Plan Amendment Page 17 ~ ~`, ~ ~-,~-o ~ Aqri12010 Residential development is concentrated in the less environmentally constrained portions ~` of the plan area, and cluster development is encouraged and integrated as a method of reducing or avoiding impacts to constrained or environmental sensitive areas (Policy 4-5). Innovative approaches to site planning, unit design, and construction to create housing products for all segments of the community including single parent families, the elderly, extended nuclear families, first-time buyers, empty nesters, and non-auto households will be welcomed into Grafton Piaza (Policy 4-6). Regionally oriented commercial uses identified in the Eastern Dublin Specific Plan (EDSP) continue to be concentrated south of Dublin Bivd. and near freeway interchanges where convenient vehicular access will limit traffic impacts to eastern Dublin, and therefore do not affect the EDSP intent (Policy 4-11). Commercial uses are developed within Town and Viliage centers to create vital mixed use, compact, walkable and pedestrian oriented shopping districts and communities, provide ease of transit use, reduce daily vehicle trips, and contribute to the identity and character of outlying residential areas (Policies 4-12 and 4-14, 4-16 to 4-18). "" The Project provides for mixed uses, street activation, employment generating uses with a broad range of job types and salaries, and encourages high-intensity office and other ~- . employment near freeway interchanges where developments can take advantage of convenient access and high visibility (Policies 4-19 and 4-21, 4-22, 4-24, 4-25, 5-1). Grafton Plaza balances the housing potential in relation to the employment generating potential within the planning area and works towards improving the City's job/housing ,~ balance (Policy 4-26 and -27). ~ Grafton Plaza proposes to pay in lieu fees to meet its affordable housing, school and park dedication requirements (Policies 4-7 to 4-10, 4-29). Convenient sidewalks and trails will be ~ provided for interconnected pedestrian and bicyclist circulation (Policies 4.-31, 5-16, 5-17). ~ Grafton Plaza General Plan/Eastern Dublin Specific Plan Amendment Page 18 ~ `~ 9Q ~ ~., " /~ ~ Aqril 2010 e. Describe how the proposal will be compatible with surrounding land uses, enhance the development of the general area, and create an atFractive and safe environment. The property is surrounded by a range of approved and built retail, office, and high density residential uses. To the south is Interstate 580. To the west is Grafton Station, comprised of Lowes and other mid-sized box users, retail and restaurant spaces. The Promenade, a mixed use village center project, and existing High Density Residential projects up to approximately 60 units/acre are located to the North. To the east is approved Campus Office land owned by Kaiser Hospital anticipated for a new hospital campus. The proposed project will expand upon and enhance these same uses. The site plan for the project will adhere to the intent of the General Plan and the Eastern ~ Dublin Specific Plan's goals and policies as amended, ensuring that the project will be compatible, both in terms of land use and physical design, with adjacent development. M- The proposed mix of commercial and residential development and open space wili blend with the neighboring developments to create a safe, attractive, livable and cohesive project. f. Discuss the physical suitability of the site for the type and intensity of the land uses ~ proposed. The project site is physically suitable for the type and intensity of land use designations " being proposed. The project area has already undergone initial grading, is generally flat, and is adjacent to constructed streets and utilities. No heritage trees or other substantial _. vegetation exist on the site. Existing soil conditions are suitable for development, and no landslides or earthquakes are present on site. The site is not within a 100 year flood zone. g. The potential of the property where the project is proposed located to contain a hazardous waste and substances site (pursuant to Government Code Section 65962.5). ~ An environmental records search was conducted of the State of California's Department of Toxic Substance Control database to determine if the site was included on a list of ~M hazardous waste and substances areas. The results of this search indicated that the property is not listed as a hazardous site, hazardous material generator or transporter, or ~, known to have underground storage tank leaks. An earlier Phase 1 Environmental Site Assessment conducted on the property found no registered hazardous waste or substance sites known to exist on the property, nor was any hazardous materials ~ discovered within or near the project site. ~ Grafton Plaza General Plan/Eastern Dublin Specific Plan Amendment Page 19 ~ ~lv ~ ~o~~ A~ril 2010 GENERAL PLAN AMENDMENT ~ The following text and map exhibits have been prepared to amend the Dublin General Plan to facilitate the Grafton Plaza project. Where new text related to the project revises r or supplements existing text of the General Plan, the new text is shown as underlined and the current text that is being updated or removed is shown in °+~~'-~r Page 10- Includes a new land use designation and definition as follows: Mixed Use 2/Camqus Office (FAR: Averar~e of 0.45) This desianation brovides for a mix of uses includina residential, live-work and shobkeeber units, and non-residential uses such as office, retail, restaurants, hotel, and entertainment facilities or all campus office for the Grafton Plaza site. The floor area ratio is for the combined commercial and residential uses, if residential uses are incorborated, or for commercial uses if commercial is used exclusivelv. The residential comqonent shall not exceed more than 50% of the overall allowable sauare footaae for the Proiect. Page 15- The Dublin General Plan Land Use Map (Figure 1-1 a) has been updated to change the designation for the Grafton Plaza site from Campus Office to Mixed Use 2/ Campus Office. Refer to Figure 1-la for the updated exhibit. Pages 19 and 20 - Table 2.1 Land use Summary: Eastern Dublin General Plan Amendment Area. Update to reflect the proposed Project options permitted under Mixed Use 2/Campus Office. ~ ° Grafton Plaza General Plan/Eastern Dublin Specific Plan Amendment Page 20 ~ .~57 ~a~ ~ April O10 EASTERN DUBLIN SPECIFIC PLAN AMENDMENT ~~ The following text and map exhibits have been prepared to amend the Eastern Dublin Specific Plan to facilitate the Grafton Plaza project. Where new text related to the project =~~ revises or supplements existing text of the Specific Plan, the new text is shown as underlined and the current text that is being updated or removed is shown in ~es~r~. Page 31 - Update Table 4.1 Eastern Dublin Specific Plan Land Use Summary to reflect the proposed Project options permitted under Mixed Use 2/Campus Office. Page 43- Table 4.2 Eastern Dublin Specific Plan Population and Employment Summary will be updated to reflect the proposed Project's two options. Page 44- Update Table 4.3 City of Dubiin Projected Jobs/Housing Balance to refiect the proposed Project Area. Page 48- Inserted the foilowing new land use designation and definition: Mixed Use 2/Cambus Office (MU2/CO),_jFAR: Averaae of 0.45~ Accommodates various uses includina residential, live-work and shoqkeeqer units, and non-residential uses such as office, retail, restaurants, hotel, and entertainment facilities for ~`" the Grafton Plaza qroqertv. The floor area ratio is for the combined commercial and residential lif utilizedl uses. The residential combonent shall not exceed more than 50% of -., the overail sauare footaae. Page 51- Table 4.4 Tassajara Gateway Subarea Development Potential will be revised to remove the proposed Project Area. Page 62- Add new text as listed below to identify the new subarea Grafton Plaza. Create a new table and description to provide for the proposed Mixed Use 2/Campus Office project. „~, 4_9.10 Grafton Plaza LOCATION The Grafton Plaza subarea is located between Dublin Bo~levard and IntPrctntP 5f3 and ~ east of Grafton Street. (Refer to Fiqure 4.1) ~ Grafton Piaza General Plan/Eastern Dublin Specific Plan Amendment Page 21 ~«. ~ ~~ ~ April 20 LAND USE CONCEPT The Grafton Plaza subarea is intended to brovide a vibrant mixed use and urban villa ,cae or cambus office broiect that is bedestrian friendlv, human scaled, and creates an active environment ~ermittinc~ an oqbortunitv for residents to live, work. and ~lav in a~lace currentlv not qrovided for in the area. This subarea builds off the adiacent Promenade cxnd Grafton Station retail qroiects and adiacent medium-hiah and hi~th densitv residential communities to establish a residential. commercial, and hos~italitv destination. T~~i area will allow an averaae FAR of 0.45. and the residential use, if utilized. shall not exceed 50% of the broiect sauare footage. Usable and attractive oqen s~ace areas will be incorborated into the broiect to brovide uniaue bublic s ap ces• The architecture and landscaae character will be aoverned bv desian auidelines and standards to ensure an attractive and cohesive aroiect and establish a framework that encouraaes qublic activitv, human scale, and hiah aualitv desian and materials. Page 63- Updated Figure 4.1 Land Use Map to change the Grafton Plaza site from Campus Office to Mixed Use 2/ Campus Office. Refer to this exhibit to see the revised use. Page 64- Figure 4.2 Planning Subareas was revised to change the site from Tassajara Gateway to Grafton Plaza. Refer to this exhibit to see the revised and new subarea boundaries. After Page 172- Insert the following new section for the Grafton Piaza subarea: and accommodates the bedestrian while maintainin~ adeauate vehicular circulation. ~Qmotes a livelv and vital retail venue. and nrovides an invitina sPn~P ~f nlncP tn IivP nn~ work for both its residents and visitors alike. This subar a b ild off th . nrlic7r-Pnt FORM • J2e~elobment shall be desianed with interconnected bedestrian and vehi lar ~w k„ Grafton Plaza General Plan/Eastern Dublin Specific Plan Amendment Page 22 ;,~ ~.X~ 1 , ~~ ~ April 10 • •Develoe~ment should be urban and combact. with activated uses encouraaed alonq the ground floor sr~aces of qublic and qrivate streets. BUILDING SITING .~ • Buildinas with dominant architectural stvles and/or areater heiaht at the Grafton Plaza Gatewav (intersection of Grafton Street and Dublin Blvd.) shall be qlaced to em~hasize the imoortance of this entrv to Grafton Plaza, in relation to Grafton Station and Th ~.~ Promenade. • Corners of buildinas at Grafton Plaza should include vertical elements, uniau architectural features, ubber storv baiconies. towers, or related features that aid in creatina a sense of arrival and ~lace. • Buildinas should be qulled to the street with minimal setbacks to frame and create a w~ll defined street edae. • Active uses of the buildinas shall orient to the adiacent streets. B.UILDING MASSING AND DETAILIN • Buildinas shall be desianed to brovid~ a sense of scale and enclosur • Buildina s alona Dublin Blvd. should steq back at a base heiaht to relate to the scale of surroun dina buildinas . • Buildina massina sh ould be varied t o brovide interest and diversitv. This can b achiev ed bv varvina the storv heiaht. • Buildina s should be a baroqriatelv scale d and include facade treatments such as multi- storied and/or steb~ ed facades. • Consistent desian a ualitv, materials and detailina. and buildina massina of th archite cture ~hall be aqblied to all fac ades. n ~ LANDSCAPE/OPEN SPAGE • An entrv qlaza at the Grafton Street/Dublin Blvd. intar~PC-tinn ~hnll hP erovid d to create a sense of arrival. This snace shall eermit a_tivP usPS nnc~ nriPnt t adia nt ~ ~ uses on-site and those at Grafton Station and The Prom .nad .. ~ w Grafton Plaza General Plan/Eastern Dublin Specific Plan Amendment Page 23 ~r 39~ ~~f~ ~ , Apri I 2010 ~ • Internal blaza saaces for qublic use shall be ~rovided that allowt a ranae of activities includina outdoor dinina, seatinc~, and other events. The s~ace shall incorborat . " elements such as aardens, fountains, and qublic art. • Public and brivate s~aces shall b in orborat d into th broi t to incorborat p landscar~ina and outdoor use. • The develooment shall be linked with the adjacent water aualitv basin trail and o~ n sbace located to the south. • Pedestrian areas shall be furnish d with b n hes tra h receata I liahtina bike aarkina, and other attractive and creature comfort elem nt . l RIE '~ • Buildina entries shall be located in conv enient locations and front the str ts and/or aublic sqaces to activate the street and b rovide eves on the street ~~ • Buildina lobbies shall front streets or bublic sqaces to qrovide conv nient a cess and be visu allv identifiable. • Buiidina .~ s should not turn their backs to ~ ubli streets. Where this is not qractical the buildin a shall be desianed to activate the street and r ~rovide qedestrian lev I featur s such as entries, windows. or commercial s r~aces. PARKI N • Prima rv barkina shall be intearated into qarkina structures or surface lots Surface lots are to be scree ned from off-sit vi ws as f asibl e On stre t barkina sbaces should be qrovid ed to r~ ermit convenient short term q arkina ar ovide scale and a b ffer betw • Share een the si d narkina dewalk/r~edestrian zone and the s conce~ts mav be incor~orated treet into th r~r oi t to redu th imqa t of the • Th u vehicl a of q bl nd limit th . nm~unt nf ~nncP ~P.I i transit and oth r mod of tran AlYlY~P!"I }!l c~ortation r~ itmm~hilcc hall b..n o rau.d CIRCULATION ~~ • C'irculation shall b d cianed to brovide interconn t d tr t and ~ d ttrian ro t - • On-site streets shall be desianed to minimizP thP imnnrt of th a tomobil non th ,.,~ pedestrian-oriented nroiect. This an b a omnlithPC~ hv narrowinq rb-to- urh widths. nrovidina roundabouts. corner bumn o t and oth .r traffi almin~ features • Sidewalks and blaznc sh~~ ilci hP d.cian d with wid r dim n ion to a ommodatP ~ outdoor seatina. window shonc~inp. human interaction and nede~trian ir lation • Utiliz , th xi~tina b~s toa alona D blin Blvd... ~ Grafton Plaza General Plan/Eastern Dublin Specific Plan Amendment Page 24 >~ ~ ~/ ~ ~ o~ Apn~l 2010 • Sr~ace for resident, em~lovee, and hoba r bi k-un and drob-off hould b int arated into the street desian. ` • Loadina saace~ should be locat d in bla that do not imba t brimarv b clestrian ~~s or site circulation and should be .r n d from view wh re f asibl ~ • Safe. convenient and attractive nedestrian u. and irculation hali b brovid d for between buildinas. Appendix 2, Page A2-2- Inserted new land use designation and anticipated uses as foliows: Mixed 2/ amb Offi .P Iqveraa of 0.4 Floor Ar a Ratio) ~ Anticiaated uses include, but are not limit d to a ombination of u s• ~ • medium. medium-hi~h, and high densitv r id ntial '~ • live-work and shoq keeqer units • ffice -~~ • r tail • restaurants and bars • hotel • "J~q • entertainment facilities } Residentiai uses shall not exceed more than 50% of the totai square footage of the uses. Appendix 3, Page A3-1- Revise Tassajara Gateway Planning Subarea Land Use Summary to reflect the proposed Project's two options available under the Mixed Use 2/Campus Office .~m. designation. , Appendix 3, Page A3-4- Add a new Grafton Plaza Planning Subarea Land Use Summary to reflect the proposed Project's two optional land use programs available under Mixed Use 2/Campus Office. Appendix 4, Page A4-5- Revise #19 Pao Lin (Areas F, G 8~ H) Land Use Summary by Land Owners to reflect the new proposed Project options . ~ Grafton Plaza General Plan/Eastern Dublin Specific Plan Amendment Page 25 ~t ' 1 ' ' ~ ~ ' ' 1 ' u ~ 1 1 ' 1 ' ' ' ~~~~°~°`B~~l DUBLIN GENERAL ~ir ~ s~~ '~~~~2 LAND USE MA ~ ~ ~ ---- - --- - . _ _ _ _ ____ __ - q(lFOR~~ I ~ <M <, __._~.~.. Public/Semi-Public/Open Space Commercial/Industri~l ~ General Commercial Regional Park ~ Retail/Office ~ Parks/ Public Recreation ~ Retail/Office and Automotive ~ Open Space Neighborhood Commercial ~ General Commercial/Campus Office Stream Corridor Campus Office ~ ' ~ Public Lands ~ Industrial Pa~k ~ Public/ Semi-Public ~ Business Park/Industrial ~ Semi-Public ~ Business Park/Industrial and Outdoa Storage ~ Mixed Use 7JCampus Office 0 Communiry Pazlc ^ Mixed Use ~ ~ Neighbarhood Squue Neighbahood Park Medium/High-Density Residential and Retail Office [R1f RegionalPark Pl16034-12_Muoe dusdPlarag~Su~LandUse2~(1211~1aepsd P L A N `~ '"~ v ~Figure 1-1~~ p as amended through February 12, 2008 Revised May 2009 -__ ___ _ - --------- -- -- Revised April 2010 ~~~ Residential Planning Area Limits c" rc~,'~' PB~','P' i, v~~yc~.mwe~w i. vu~rw •-~°•° Eastem Extended Pl~nning Area Boundary ,~~~~.~~ ;. ~.~,,,~~,~,Ka~ ~. ~~ ,. ~.„„~.~~~.,.:~ Rural Residential/Agriculture ( I Unit per 100 Gross Residential Acres~ ~ u~°~;~~^^~~^ ~~^ - Primary Planning Area Boundary :. ~~..,~~~ ~~• ~. ~~~ ~. a~~~~~ 8 du/acJ Es~ite Residential (0 01- 0 ~~~~~~ A MbAnItr6gCatc . . - Westem Extended Planning Area Boundary 7. C7w~MkvrsCkaoflY'~ ar~,g 7. No6PU1 a. ~,b~,~~~ros~;~~. Low Density Single Family (0.5 - 3.8 du/~cJ cuY e~~i~uc~ ~F~ °o;~°°~" "" W An1 Ililk O M I. PNNFkSUboNO.l6 y y y II.AYmoCrtelAk 0 - 6 ~ Low Densit Residential (0 0 du/ac~ CiryofDublin ~~,~,,e,~,„, , ~M~FK~ w~ ~1.WbAnSqmGUW~ ~3 F~~ . y . . ~ ~ ~ "'~`k"~' 9 - 6.0 du/ac~ ~' Single Family Residential (0 ~ Parks 2FTA ,. WM,U~N' f~~~~~~ ~~ ~~.Fwrthk ~~.~~ . ,h a,p, a~„~ d„ m iMMbNnwECra11N~ 0. pNnFirtiuo~No.ll I1.Te1F~vfkNPak IdFUVehk ~ Medium-Density Residential ~bJ • 14.0 du/ac) ^ Sphere of Influence dF'YbYWye W 4dq~btl• ~~a«~=~ ~„ni~ ~n„~~,,s~ ,o.~~~ o c P t w a«~+. ~~+w~~~:e. d i. veissn e~u~ ~u.,oi , uwe s . Medium Hi h-Densi Residential 14.I - Z5.0 du ac ~ / 9 ~ I / I Tri-ValleyJurisdictions Jselsr.Ylk:Sw1xs.:AM m":°""°°`~` ~°'~n4Cn~~° :. DtlnF.k+naYen~khml ' "~"~k~ 1 pynU if J A IlM ]I.Bn~~Cemmm~ 'z`.~~"'~, =~ F~~~ l+du/ac~ ~ High-DensityResidential~25 Cityoflivermore ferYPYOWIheYO~b~Y4 ~.~M`~ , ~ k ou m w 5. DNhlli~kAN "F^~°°°°°°^~x^~ ZtFmxchk "`""`'~ :a F~~sM . watl~~PYe,W ,. ~,~YKmSthodndS~e, . ; 21 FUwehk ~ Ci mY pdL~ln N d.Ann ~+~~&~a Ca~NyG)n , wd . ry of Pleasanron ` ~~r~ "~ p '~ k~~~ ~a~:~,~,~~~~ 19 fuueM ~~ °~~ , . ~~.~dec~[~vysdwoi : CityofSanRamon rrae.e.v+wb~ ~~,,,~,~,,,~„a~ I:.H.W.Y.dbEkrte~Sdad ~gef~,iAi wpnefd~CeWM IS.F~YeFJmeM&bd Il.FYYOEkx~7S1oA I. DSRWWtlbTN: z rwRx~mosr eucr s~ p u m a~ i. osasuw~srw a. ecats.e,u~ 5. O~b IiuPksnlon &1RT SAVm "~M Page ~ ~~"" ns: PA 04 Fallon Villege desigtation modAied. Croak. Falbn Enterprises ard Braddod~ 8 Logan ptaper~es added lo Speaf~c PI~ adi~ Trensil Center a0dep ta Specific Plan. Realigiment of Dudin BHd at Falbn Rd ~~:~ : ... 0 OS~ A r N~~ C ~.-~'~~ o ~ R P .''''~'0 P C ~ ~~••'~'A ~ ~ ~~„~.~ A ~ Parks Reserve Forces Training Area (Camp Parks) County of Alameda U.S. Department of ]ustice PLAN lili4~uau ~ ~_.I ~: / f~ .s ~ ~~ ~ ~.~ -.y , N/ ' \1\ \\~ , " ~/% r'~(IFOR~~P Figure 4.1 Land Use Map ~~~ ~~~ East Dubin Speafic Plan II~M ~ Camp Paks RF TA ._.~ ~,~~ City of DubGn ~„~ City of DubNn Sphere of Irfiuence Specific Plan LU wb~sani-wwk Reporel Park ~ Parksl Piblic Recreation ~ o~~ sv~ _ PubYdSemi-Publ~c, PL _ Semi-P~blic Residential Rural RasdeMiallAgr~cufture (0 01 dulac) Estate Reaider~Ual (0.01-0.8 dWac) 5nge Famiy (0, 9- 6A ddx) ~~ MeOum DeruAy (6 f -14.0 dulaq _ Med-Hi Derelty {141 • 250 dulac) _ High Dereiry (25D t tLfac) Comnsadlpdu~diA _ GeneralCanmerGal - GeneralCommerciaVCamp~s016ce _ ATomd Use 11Canpus O~Ce ~ ~ Nagt~orhaod Commercial Cempus Office _ IrbusVial Park .,, .,.: j', CP Community Park 1 I~ ~ Neighborhood Square ~~ t~ NP Neighborhood Park ~~. ''~ !~ :~~ NP .:'' ' RP Regional Park ~~ ~, ES Elementary School ` NP `~~ ~ ```.:~ .~~.', a:: .... MS Middie School `~ Es NP; i H5 High School ~e General Commercial may be permited by a Pl i d D b t Z P ~ ....,..:.:::~: ~ ~c on ng ame eve pmen rocesa (see teM for compleEe dsassim) NS ~ r, ~•:- ~'c~ ~ ~.~~ " The locatbn otlhe Semi~pubYC sAe on ~e Croek, ~~ Jurda~. entl Chen prapeAies d Fellon Vilage wiN be ~ ~ determned al Ihe time ot PD-2 approval ! May 2007 j Rev. April 2010 i NOTE The Intemal system af ~ bcal streeb shown n thsfgure i is ilbstre0ve only. I. 0 500 1,Q00 2,000 3,000 j , Feet '~•.~.,~„~w~ = 0 0.0~.1 0.2 0.3 0.4 0.5 -- -- - - Miles Paqe 27 ~P~Y - ' ~ 1 ~ i i b 16034-12 A~ixeduaelPlennindSubmittaUGPA-SPMSoecific Plan Land Uae-UodatsPlaza-20080208.osd ~ ~ ~ ~ ~ ~ ~~ , i ~ ~ ~ ~ ~ ~ i~ ~ ~ ~ ~ ~ A~ ~ ~~ ~ 9~ , ~ ~ Revisions: PA 04-040 Dublin Ranch West subareas modified. Fallon Village subareas mod'~fied, Croak, Falbn Enterprises and Braddock & Logan properties added to Specific Plan. Dublin Transit Center added to Specfic Plan. Realignment of Dublin Bbd. at Fallon Rd. ; G G , .•~"' .. , /. ~~.~.~~ /~ G 9 ~f //! sFe~~~~ ~ ~ k~j - ~ ~ ) f . ~, ~~ ~ ~ ~ii . ~ ,; ~ $> ~' ~ i ~: il ' . ~ Q~,i I I a~l ~ ~ z~~ ~. ' ~ '~ °,~ J+' i Q~i ~! f~' ~ p i, ~~ i ~; ~j~ ~ ~ ~, , ; ~ ~ ,. f Q ~ ~ ;~ r ~ ~~ ; ~ ~ ~ ~I .~ ~ ~ ~~. ~~ ~ , ~ ~ ~ ~~II ~ ~ ti ~'~ ~ ~ ~ Q ~'t ~i~ i ~ a' ~' ~f ~ ia H~ i ~~ ~ ~'4 i . p ~~ I~ I h~~~' ~ BTH 6T BRODER BLVD ~ ~ ~ ~ ' ~~ ~~ a ' ii I- ~ .-- ~ `~~-~ ii !~ il"___~1l~~ ~ ° _ r ~ t ', ~ (~ ~ l ~'~~,~ ~~ ~ ~~` ~. l; ~, ' H I , ~ ~;~ ~ , ~ ., L.- i ~~G.~~ r<i ,_ I~ ~~ 6TH ST~ ~ I ~ ~ ` 1` ~~',~ ~,~; ; ,~ ~~ ~ ~. ~ a ~~ ~~ __ ~_ ., ,; i ~ ~ ~ ~(~ ,',,,~ ,, , ~ ~ ~~ l , ..<. / - ~.~ ~~. ~~ - - ~ ~~ -- - _ - , . t ~ J ~~ ~~~ , ,<, ~i 7~ ~ ~ ~~ ~ o _~ ~f ~ 1 ~~ r~' ~i ~~ ~ ~~ ~ 1 ~ ~~~ ~ ~ ,, ~ i ~ 4TH AVE '~~ ~i ~ ~ ~ ~ ~ ~ ~;~ ~ ~ Pi~WY I . ' „ ~ __ z ~ i ~~ ~~ i [;~ ~C1~aP , --~ ,~ ~~yy ~ ~ ~ ~~ ~ . ~ - -- : ~! (.~ V ~-i ~ . ~~~ ~ ;' ~ ~i'NTRALQ ~, . _ : ~ - - ,B , ~:, , , I i ! _~_ _:~'' : ~ _ , , -- ~ _ ; ~ ~ ' I i ! " Il ~ - ~~ ~~ ~ l~ _~; j~ ; + ,' . ~ ~ lc --~ ' _ ~ ~ ~ B '~ ~ ~-' - "~~ 1 1 ; ~u~ur~ a~vo ~-~~,~, _ ____ ~ ( :_ ~ ~ ~ ~~ __~ .: ~,, -- , r~ _ J ~ --~ _ ~ - __. _ __ i` _ `' ] li i I --- -_ -- --._ ,! i ~~ ~~. ~~~ ~~ DUB N BLVD , , " I '1 A ' A ~ K ~'-~`.__ _ ! ~ io i` ~„ A ~ - -._ ~ ~ ~~ _ ._ -- ~ : _ _. ._ - - -~e ' ~ .. - _ ~ , . - - - „ - ,.- - - -- - < _ ~ -. ur ' --~---~,._.~~ "_ - - - 1 _ -- ~~~ ~ ~(' , ~ ~~, - - ~ - -- I ~~ , ,, ~ G ~~ ~ ~~ 0~~ ~ ~~~~~~y I ~ 19 '~ -' - ~4 K2 V ~ ~° ~~i '`r<I F~ ~K ~ Figure 4.2 Planning Subareas A Tassajara Gateway B Town Center - Commercial C Town Center - Residential 0 Fallon Gateway E Fallon Village Center F Tassajara Village Center G Foothill Residential H County Center I Hacienda Gateway J Transit Center K Grafton Plaza Legend ° Dublin Sheets ~ Ciry Boundary ~ Planoing Subareas L L•J ~ May 2003 Revised: April 2010 NOTE The mtertwl syslem ol bCal sirecis Shown m Ihis ligure i5 dlu5lfalivE pnly 0 1,800 3,600 Feet 0 0.25 0.5 ~ Miles Page 28 1 ~, EXISTING GENERAL PLAN/EASTERN DUBLIN SPECIFIC PI ~ ~ I' n ` ~ ~ i _ ~~. ~ ~ ~ VC ,, ~ ~ ~ ~; r _~ -.' ~~~ VC `!I I ~~ ~~ GRAFTO PLA~~ DUBLIN RANCH - Af~A H DUBLIN, CALIFORNIA GENERAL P~ANIEASTERN DI.B~IN SPEQFIC PLAN AMENDMENT ~~ i ~~ ~ ~~ ~ ; a~ , ~, ~ ~ ,~ ~ u~ - ~m~m~m ~ -=1 „~'~„~„W'W~~,~~„~, ------ ---- ----.. :--.~..._._.__,~_ - ~:.:.~~ INTERST-- - ____-r~_l ~ ~ LEGEND H High Density Residential VC Village Commercial GC General Commercial CO Campus Office MU21C0 Mixed Use 2lCampus Office ~ ~N LAND U~ RESIDENIIAL UNITS MU21C Opttio~r, 1~nttial IMixed U:9 S.F. max. Residentia ±235 MU21CGential o~t~, z (Campus ~~ ~ Campus ~~ ~ , -, ~, ~~ LAND USE COMPARISON NORTH 0 200~ 400' sa APRI~ 2010 ~~~~ ~ ~~~~ ~~ 16034-12 Page 29 ,3~ ~ orai-~o si~ a: am~s-r~eN-izu~o-u~\~~\~Ua ~aw-~w mw~waiaum ~~ ~~ ~ A ri12010 ~ G RA FTO N P LAZA STAGE 1 PLANNED DEVELOPMENT REZONE ~~ AMENDMENT THE VISION Y~N Grafton Plaza is designed to create a destination that is active, pedestrian scaled, and surrounded by a diverse mix of uses. The proposed land uses are intended to provide places ~ to shop, stroll, and meet family and friends in a vibrant, comfortable and contemporary setting. The pedestrian realm will be highlighted within the project to reinforce the social ;" and public emphasis of the project. Since few mixed use projects are currently available in the Tri-Vailey area, a shift towards this combination of land uses will raise the bar for ~• community design and create a demand for new services. Viewed within the context of the surrounding developments, both the existing and proposed location and nature of Grafton Plaza will make this a unique cornerstone and focus for the Dublin Ranch community and the City of Dublin. This Project will anchor a key corner of the Grafton Street and Dublin Blvd. intersection, blending and uniting with the other adjacent commercial and residential j projects of Dublin Ranch. " The Project proposes two program options under the Planned Development (PD) zoning amendment (which corresponds to the new General Plan and Eastern Dublin Specific Plan <,~ land use flex designation of Mixed Use 2/Campus Office (MU2/CO)). This includes a combination of mixed uses including residential, as well as an all campus office option to g create a range of uses and maintain flexibility to respond to market conditions. The preference of the Applicant is to provide a mixed use urban village on the site. Grafton Plaza is intended to create a vital center and proposes an average intensity of 0.45 FAR ~ (floor area ratio) for a total of 496,519 square feet of development within the Project Area (which includes the existing water quality basin parcel) regardless of the ultimate program °~" selected. The final design of the Project will be determined with the submittal of Planned ~ Development Stage 2 Rezone and Site Development Review applications. PURPOSE OF DOCUMENT ~ The intent of this application is to provide maximum opportunity for land use development in 4 keeping with the theme and nature of the Grafton Street area and The Promenade as a ~ Destination Urban Village central to Dublin Ranch. A mixture of uses such as office, retail, Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 30 ~ ~~ ~ ~a.o ~ April 2010 hospitality, shopkeeper, live/work, residential, open space amenities, and the ability to integrate residential activities in a higher density setting is an essential part of achieving this w goal. While the economic and social success of the retail activities is often based on the synergy ~ and mix of tenants, it is also dependent on the number of residential units within close proximity that support the retail uses on a daily basis. The long-term goal is to attract a larger '~ regional audience by making Grafton Plaza a unique destination piace, but also to be a vitai shopping area by supporting the needs of the local community in which it is located. INTRODUCTION ~. A Stage 1 Development Plan as defined by Section 8.32.030 of the Dublin Zoning Ordinance will establish the land use type and pattern for the Grafton Plaza Project. A concurrent ~~ General Plan/ Eastern Dublin Specific Plan Amendment application is also a part of this submittal to rezone the property to PD (with the General Plan/Eastern Dublin Specific Plan ~y` flex land use designation of Mixed Use 2/Campus Office (MU2/CO)). The Project site consists of approximately 25.33 gross acres, incl~ding the existing water quality basin (which Y- z encompasses 11 gross acres of the total site area). The southern portion of the property has been graded and landscaped for the water quality treatment basin, which is currently , providing treatment for a substantial area of Dublin Ranch. The northern portion of the Project Area, where development will occur, has been mass graded. The site is flat, with drainage falling towards the southwest. Non-native grass and other low vegetation are ~~ present on the site; however, no trees or structures exist. The property is located within Area H of Dublin Ranch and is in the Eastern Dublin Specific Plan area. The Project site is located within the City of Dublin, bordered by land zoned General Commercial (approved for the Grafton Station Retail Center including a Lowe's store and up to seven additional pads to accommodate smaller retail uses) to the west; The Promenade (approved as part of the Dublin Ranch Area G Village Center project that includes a fitness facility, smaller retail, restaurants, and residential uses) and high density neighborhoods of Dublin Ranch Area G across Dublin Blvd to the north; I-580 freeway and Northside Drive to the south, and land zoned Campus Office (owned by Kaiser Permanente and anticipated for a hospital campus) to the east. ~- Grafton Street ewsts immediately to the west of the Project site and will provide primary access ~. into the site and its uses. A secondary access point into the site is located at the east side of the Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 31 ~ar ~ ~~~ ~~ l~ ~ Apri I 2010 ~ property, off Dublin Blvd. It is anticipated that an east/west street will be located immediately north of the water quality basin to provide site connectivity and adequate access. , ~ , PROPOSED LAND USE & DEVELOPMENT CONCEPT ' A Stage 1 Planned Development approved by the City in March 2000 placed a Planned Development zoning district with a General Plan/Eastern Dublin Specific Plan land use ~ designation of Campus Office (CO) on the Project Area with an average FAR of 0.45. The PD approval specifically permitted mixed use developments including residential uses subject to a Stage 2 PD provided that certain conditions were met. Those conditions ~ included meeting a specific community housing need; not exceeding established traffic ~ service levels; creating a pedestrian oriented attractive environment; maintaining consistency with the Specific Plan intent without resulting in adverse environmental or service impacts; and capping residential uses at not more than 50~ of the developed area. ~ Grafton Plaza, as currently envisioned, meets these conditions to incorporate residential uses into the Project as part of this application and approval. To further these Project goals, the Applicant proposes to maintain the property's Planned Development zoning district, but ~ amend the PD and redesignate the site with a new land use classification entitled Mixed ~ Use 2/Campus Office under the General Plan/Eastern Dublin Specific Plan to provide flexibility, as well as emphasize and support the vision of the development. ~ Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 32 ~ ~~~ ~ ~~ Apri12010 ~ Due to the proposed redesignation of this site to Mixed Use 2/Campus Office to permit greater flexibility in land use combinations, amendments to the General Plan/Eastern Dublin ;~,,, Specific Plan and an application for a Development Agreement have been submitted concurrently with this Stage 1 Development Plan to provide consistency and accommodate the proposed development concepts. ~ Two program options are proposed as part of this Project's PD rezone amendment to ~ create a range of uses and maintain flexibility to respond to market conditions. However, it ` is the preference of the Applicant to provide a mixed use urban village on the site. w Regardless of the ultimate program, the Project will create a vital center, and proposes an ~ average intensity of 0.45 FAR (floor area ratio) for a total of 496,519 square feet of ,~ development within the Project Area (which includes the existing water quality basin parcel). The final design and land uses shall be determined with the submittal of a Planned Development Stage 2 Rezone and Site Development Review applications. • Grafton Plaza's first PD program option (Option 1-Mixed Use 2) proposes a mixed use ~ project with a maximum amount of residential square footage established. A maximum of 50% of the total building area (248,259 square feet) can be allocated ~ to approximately 235 residential units including the residential portions of , shopkeeper and live/work units, and various multi-family configurations, and the ~ other 50~ (248,260 square feet) is associated with non-residential uses such as office, retail, restaurant, the work portions of shopkeeper and live/work units, and hotel related uses. This Option does permit the ability to integrate fewer or greater units so ~ long as the total square footage of residential uses does not exceed 248,259 square feet. If less than 248,259 square feet is assigned to residential uses, the difference in `~ square footage may be assigned to non-residential uses, as long as the overall ~ project square footage does not exceed 496,519 square feet. ~ • Grafton Plaza's second PD program option (Option 2-Campus Office) proposes a ~ project with all Campus Office uses. A maximum of 496,519 square feet is permitted for uses such as office, and ancillary supporting uses including retail and food establishments. ~ Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 33 ~ ~ ~ ~ ~~/ Apfil 2010 ~ PROPOSED DEVELOPMENT PROGRAM . In Mixed Use developments, the primary design intent of the development program is that ~, buildings should have ground floor activation and different supporting uses that will complement one another. For all Campus Office, the primary design intent of the development program is that buildings complement one another to create vital and usable ~ spaces with appropriate commercial ancillary uses. With any of the program options, spaces between the buildings should create public open spaces. Pedestrian and vehicle circulation and parking will be provided to serve each building and provide connectivity between the different buildings. On-site structured parking will be integrated into the project with higher intensity and mixed use developments. Fire and emergency access to all of the buildings will be a key consideration in finalizing the ultimate building designs. For clarification purposes, the calculation of Floor Area Ratio (FAR) is based on the gross site area (25.33 acres, which includes the existing Water Quality Basin). Surface parking and ~~~ parking structures are not included as part of the FAR calculation in accordance with past practice by the City of Dublin. The overall allowable average floor area ratio is 0.45, which is ~~ the same FAR as approved for the Project in 2000. To provide flexibility in the program, the individual building parcels may be developed to an FAR higher than 0.45 FAR as long as the ~ average of all uses on the 25.33 gross acre site does not exceed 0.45 FAR or 496,519 square -~ feet. The preferred option has a total of 496,519 square feet of mixed use development ;,~ within the Project site. Of this total, up to 50~ of the square footage may be allocated to residential uses. A residential unit is defined as a permanent living space and excludes temporary living situations, including long term stay, such as hotel and related facility rooms; common areas " such as hallways, lobbies, mechanical rooms and leasing offices. It also includes only the ~° residential use square footage of live/work and shopkeeper units. It is not intended that non- ~ residential square footage within these units accumulates as residential square footage. fi Commercial areas do not include the residential portion of live/work and shopkeeper units. ~ ~ Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 34 ~r ~ _~ Existina St~~P 1 Plc~nnPC~ f~PVPI~nmPnt ~~~ ~ y~ Apri12010 Land Use Gross Net FAR Residential Units Designation Acres Acres S.F. 0.45 avg. Up to 50~ of development, Campus Office 25.33 23.4 0.60 max. subject to meeting conditions outlined in the General Plan 496,519 S.F. Preeecpd St~r,P 1 PI~nnPrl f~avPlnnmant Land Use Gross Net FAR Designation Acres Acres (0.45 average) Planned Non-Residential Residential Development Option 1 25.33 23.4 248,259 S.F. max. (Mixed Use with +/-248,260 S.F. +/-235 Residential Units Residential) Planned Non-Residential Residential Development 25.33 23.4 Option 2 496,519 S.F. NA (Campus Office) A more comprehensive site plan, development program, and design of Grafton Plaza wili be submitted with the Stage 2 Planned Development Rezone per the City of Dublin Zoning Ordinance, Chapter 8.32 and Site Development Review. This will include building footprints, ~~ pedestrian and vehicular networks, site and design guidelines, site development criteria ~ including parking ratios and building heights/stories, architecture, and more detailed ~ landscaping. PHASING Grafton Plaza is intended to be an integrated mixed use project. Projects like this tend to be built in phases, which allows for flexibility in constructability, staging and market conditions. Currently, specific development phasing is unknown and would be subject to market and economic conditions. A more detailed phasing plan shall be developed for the Stage 2 Planned Development Rezone submittal. In addition, the phasing plan shall also include existing and proposed land uses, major features of the circulation system; inciuding any Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 35 .~ ~ ~ `~ ~~.~ ~'' Apri12010 °~ existing and proposed arterials and collector streets; other infrastructure requirements including water supply, wastewater collection, treatment and disposal and drainage ,4,~ systems. Utility, access, grading and emergency services will be provided to meet the resulting needs of the ultimate phasing to implement the project. The desired intensity of the buiidings shall not exceed the square footages and unit counts as described in the previous sections. Of the proposed total building area, no more than 50% (248,259 square feet) shail be allocated as residential square footage. ~ PARK DEDICATION ~ AFFORDABLE HOUSING ~ SEMI-PUBLIC FACILITIES Although a public plaza and various other open spaces are anticipated to be incorporated into the design of the project, at this point there is no clear indication whether these features ~ wiii meet the City's parkland dedication requirements. The current proposal is to pay in lieu fees as established by the City's Public Facilities Fee Program at the time of development .~. covering the requirements for neighborhood and community parks. This will be discussed during project review and finalized through the establishment of a project Development `" Agreement. The current Grafton Plaza development program proposes all residential units to be market ~~ rate units and does not include incorporating affordable housing units within the project. The Applicant is proposing to pay in lieu fees under the City's Inclusionary Zoning Regulations to "~ meet the affordable housing requirement for this project. This will be considered in the course of project review and approval by the City Council and will be finalized through the $- establishment of a project Development Agreement. The City of Dublin adopted a Semi-Public Facilities Policy in February 2004 requiring certain '"~ residential projects to "increase the opportunities for Semi -Pubiic Facilities by increasing the locations of lands designed Public/Semi-Public Facilities on the General Plan land use map". ~ Through the years, the Dublin Ranch project has provided many Public, Semi-Public, and , Public/Semi-Public sites that total 10.4 acres net. The Grafton Plaza Project does not ~ specifically incorporate Semi-Public facilities or land, or Public and Public/Semi Public uses, within the development since Dublin Ranch, as a whole, has already provided an overage ~ of Public, Semi-Public, and Public/Semi-Public lands amounting to 4.5 additionai acres as ~ determined by the formulas provided in the Semi-Public Facilities Policy. This excess acreage ~'~ will decrease slightly when the ultimate number of residential units approved with this project "~" is backed out from the overall Dublin Ranch Public, Semi-Public, and Public/Semi-Public acreage reserve. This accounting and determination that no additional acreage is required ~ due to the existing overage has been verified in the course of project review, and will be Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 36 ~ ~~ ~~ ~ April 2010 ~~ approved by the City Council and inciuded in the project Development Agreement. Additionally, Public and Semi-Public uses are permitted or conditionally permitted in the ;„~ Project as designated below. PERMITfED & CONDITIONALLY PERMITfED USES ~ Grafton Plaza is intended to be a mixed use project, which can integrate both commercial and residential uses together, or be a compietely non-residential project. Some of the ~ integration is to be a horizontal mixed use design within buildings. Vertical integration for mixed use design is desirable, but may be limited to the restraints caused by practical ~ design. The ultimate master plan developed for the project should provide a variety of uses and opportunity for businesses and residents to thrive and interact. It is desirable that the ~ combination of the different uses be compatible with one another, as well as adjacent uses, but does not require these uses to be directly related. Key Permitted P Conditional Use Permit CUP Temporary Use Permit TUP ~ ~ Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 37 ~ ~ ~~ ~~ ~f~o Apri12010 a~ MIXED USE 2(Option 1) The Permitted, Conditionally Permitted, and Temporarily Permitted land uses allowed under ~ Grafton Plaza's Planned Development zoning district for Mixed Use 2(Option 1) include, but are not limited to, the following: ~ Commercial Use Tvne Office/Service - Offices and professional service establishments uses including, but not limited to: P CUP TUP Copy, fax, mail box or supplies X Bank, Savings and Loan, Financial Services X Real estate/ Insurance X Professional and administrative offices X Travel agent X Legal services, accounting, escrow services, etc X Medical and dental offices X Architect, engineer, design services X Employment agency X Hair/ Beauty salon/Nail salon/Tanning Salon/Similar Personal Services X Day Spa (massage services not to exceed 49% of total square footage of tenant space) X Tailor X Tutoring/Educational Consulting Services X Internet cafe and other similar technology access centers X Hotel and spa X Meeting/Function Rooms (part of another permitted use, and with or without food and/or alcohol service) X Sports Club/Fitness Facility X Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 38 ~ ~ ~~. ~~ Apri I 2010 Office/Service Uses Continued: P CUP TUP Parking lot' X Meeting/Function Rooms (not part of another permitted use, and with or without food and/or alcohol service) X Indoor Recreation (yoga, aerobics, martial arts, dance, etc.) X Shoe repair X Public and semi-public facilities X Private Community Facility X Out patient health facilities X Arts and crafts fair X Festival/ street fair X Farmer's Market X Construction trailer X "°~` 1 Conducted in accordance with the regulations of the zoning ordinance. The location and timing of temporary surface parking lots shall be allowed as designated on the Phasing Plan that is approved as part of the Project Site ~,~ Development Review (SDR) or as amended thereafter. ~ Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 39 ~ ~ »~ ~~e~~~ Apri I 2010 Retail - Community-serving retail uses including, but not limited to: P CUP TUP General merchandise store, including speciaity food X Antiques X Audio, Computer, and Electronic equipment X Bookstore X Bicycle shop X Clothing and Accessories X Drug store X Eating and drinking establishments: Fuli-service, sit down restaurant X Quick-service/high turnover restaurant X Specialty Eating and Drinking Establishments - sit down or take away, with no table service, including such uses as a coffee house, delicatessen, bakery, ice cream shop, smoothie shop, sandwich shop, or other similar uses X Micro-brewery X Outdoor dining associated with an eating and drinking establishment X Wine or liquor bar, cocktail lounge, etc X Florist X Gifts/ Specialty store X Hobby/ Special interest store X Jewelry and cosmetic store X Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 40 ~-t~'~~ ~ ~~ Apri12010 Retail Uses continued: P CUP TUP Music Store X Liquor/Wine Store X Pet Supplies with/without grooming X Office supply store X Shoe store X Toy store X Home Furnishings X Dry Cleaning/Laundry Services (no plant on premises permitted) X Parking lot' X Permanent Kiosks, Newspaper/Magazine Stands and other similar outdoor retail sales associated or not X associated with an existing business Community Care Facility- Large2 X Free standing newspaper and magazine stand/kiosk X Temporary outdoor sale (sidewalk sale) 3 X Temporary outdoor sale (sidewaik sale) ^ X Conshuction trailer X 1 Conducted in accordance with the regulations of the zoning ordinance. The location and timing of temporary surface parking lots shall be allowed as designated on the Phasing Plan that is approved as part of the Project Site Development Review (SDR) or as amended thereafter. 2 As licensed by the State Department of Health Services. 3 Not related to on-site established business. CUP to be approved by Community Development Director. 4 Related to on-site established business. ~ Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 41 ~ ~ ~~ ~ ~~ April 2010 Retail - Prohibited uses includin , but not limited to: Drive throu h establishments of an t e Gas/Service Stations Convenience Stores "~ Shopkeeper Use Type Shopkeeper Unit is defined as a commercial based residential unit, vertically separated by -~ occupancy with commercial and residential uses having separate entries. Both residential and commercial spaces shall be owned by the same owner. The commercial component is ~w best suited for speciaity retail, modified retail or small employee based businesses (sole proprietorship with 2-5 employees). The commercial space can be subleased. One residential unit is permitted by right per Shopkeeper unit. The residential unit may be rented. Residential uses located within the residential portion of the Shopkeeper unit shail conform to " those permitted and conditional uses listed under the Residential Use Type. In addition, uses applicable to Shopkeeper units shall be in accordance with those listed or other uses found ~ to be consistent by the Community Development Director. Shopkeeper Local retail and craft related uses and services including, but not limited to: P CUP TUP Art gallery X Artist, graphic designer X Bookstore X Clothing/ Apparei/ Accessories X Indoor dining X Medical or dental offices X Tutoring/Educational Consulting Services ' X Dry cleaners, Drop-off and pick-up only X Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 42 A~ Shopkeeper Uses Continued: P CUP TUP Florist X Photography studio/ Supply store X Pet supplies with/without grooming X Picture framing shop X Professional offices and services including: Advertising, Appraisal, Accounting, Architectural, Engineering, Insurance, Legai, Optometric, Psychology, X Real Estate, Travel Agency, Miscellaneous consulting services, etc. Sale of food and/or beverages, prepared or not prepared on premises X Home occupation per Chapter 8.84 of the Dublin Zoning Ordinance in the Residential portion of the Shopkeeper X Unit Parking lot 2 X Computers/ Electronic equipment and repair X Outdoor dining X Craftsperson shop (woodworking, furniture making, X ceramics, etc) 3 ~~ ~ ~~ Apri I 2010 1 Subject to occupancy limits as noted under Prohibited Uses. ~ 2 Conducted in accordance with the regulations of the zoning ordinance. The location and timing of temporary surface parking lots shall be allowed as designated on the Phasing Plan that is approved as part of the Project Site Development Review (SDR) or as amended thereafter. ~ 3 Conducted in accordance with the regulations of the zoning ordinance. ~ Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 43 ,~ ~~~ ~~ ~ Aoril 2010 Shopkeeper Prohibited Uses include, but are not limited to: Any occupancy classified as an H occupancy by the International Building Code Adult businesses Vehicle maintenance or repair Welding or any open flame work Machinery-related uses or activities Activities involving any biological or chemicai substances Storage of flammable liquids/ hazardous materials (that are not normally associated with normal residential use) Breeding, training, boarding, or raising of any animals for profit Veterinary services including animal hospitals, kennels or associated services Repair shops, fix-it shops, plumbing shops, with the exception of those uses specifically permitted or conditionaliy permitted above Dance / night club Teaching of organized classes totaling more than six (b) persons at a time Dry cleaners , where process is conducted on premises Fortune telling, ashology, palmishy, and similar uses Any other activity or use, as determined by the Director of Community Development to not be compatible with residential activities and / or to have the possibility of affecting the health and safery of residents, because of potential for the use to create dust, glare, heat, noise, noxious gases, fumes, odor, smoke, vibration, electrical interference or other impacts, or would be hazardous because of materials, processes or wastes. ~ Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 44 ~ ~~~ ~ ~~ ~ April 2010 ~ Live/ Work Use Type Live/Work Unit is defined as a unit where the commercial and residential uses share both ~" vertical and horizontal circulation and space, and will provide a working environment within the residence. The commercial component cannot be sub-leased as it is considered to be a >~+ part of the residence. The work area is located on the ground floor and this use is best suited s for a home based office. The number of employees shall be limited to the resident plus not ~ more than 2 additional persons at any one time. One residential unit is permitted by right per Live/Work unit. The totai residential/commercial unit may be rented as one unit. ~ Residential uses located within the residential portion of the Live/Work unit shall conform to those permitted and conditional uses listed under the Residential Use Type. In addition, uses appiicable to Live/ Work units shali be in accordance with those listed or other uses found to be consistent by the Community Development Director. Live/ Work Home Office and Service Establishments including, but not limited to : P CUP TUP Artist, Artisan, or photography studio X Counseling services ' X Desktop publishing X Employment agency/ executive search consulting X Financial services (mortgage broker, financial planner, etc.) X Pet supplies with/without grooming X Professional offices and services including: Advertising, Appraisal, Accounting, Architectural, Dental, Engineering, Insurance, Legal, Medical, Optometric, X Psychology, Real Estate, Travel Agency, Miscelianeous consulting services, etc. Tutor/ Educational consultant/ Instructor ' X Writer/ Technical advisor X Sale of food and/ or beverages, prepared on premises; X includes catering Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 45 ,>,~ 4~ ~a~ April2 0 Live/ Work Uses Continued P CUP TUP Parking lot 2 X Outdoor dining X 1 Subject to occupancy limits as noted under Prohibited Uses. 2 Conducted in accordance with the regulations of the zoning ordinance. The location and timing of temporary surface parking lots shall be allowed as designated on the Phasing Plan that is approved as part of the Project Site Development Review (SDR) or as amended thereafter. ~ Live/ Work Prohibited Uses include, but are not limited to: Any occupancy ciassified as an H occupancy by the International Building Code Adult businesses ~ Vehicle maintenance or repair ~ Welding or any open flame work Machinery-related uses or activities Activities involving any biological or chemical substances Storage of flammable liquids/ hazardous materials (that are not normaliy associated with normal residential use) Breeding, training, boarding, or raising of any animals for profit Veterinary services inciuding animal hospitals, kennels or associated services Repair shops, fix-it shops, plumbing shops Dance / night club Sale of food and or beverages, other than those items prepared on premises Teaching of organized classes totaling more than six (b) persons at a time Dry cleaners or laundromats Fortune Telling, ashology, palmistry, and similar uses Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 46 ~-3 ~- ~~ April 2010 Live/ Work Prohibited Uses continued: Any other activity or use, as determined by the Director of Community Development to not be compatible with residential activities and / or to have the possibility of affecting the health and safety of residents, because of potential for the use to create dust, glare, heat, noise, noxious gases, fumes, odor, smoke, vibration, electrical interference or other impacts, or would be hazardous because of materials, processes or wastes. Residential Use Type Residential unih proposed for this project are intended to be for-sale units. The size and arrangement for the residential dwellings shouid reflect the attitude of luxury, creativity and urban lifestyles. Residential Permitted uses including, but not limited to : P CUP TUP Multi-family dwellings X Condominiums X Community facilities (pool, spa, fitness room, small theater, etc.) X Community clubhouse (event area for small gatherings, kitchen, etc.) X Home occupation per Chapter 8.84 of the Dublin Zoning Ordinance X Parking lot' X Community Care Facility- Large X Family day care home per Chapter 8.08 of the Dublin Zoning Ordinance- Large X Sales office/ model home complex X 1 Conducted in accordance with the regulations of the zoning ordinance. The location and timing of temporary surface parking lots shall be allowed as designated on the Phasing Plan that is approved as part of the Project Site Development Review (SDR) or as amended thereafter. Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 47 :~ ~~~~ ~~ April 2010 ~ CAMPUS OFFICE (Option 2) The following are the Permitted, Conditionally Permitted, and Temporarily Permitted land '"~' uses ailowed in Grafton Plaza's Pianned Development zoning district for Campus Office (Option 2), as established in the Dublin Ranch Area H Planned Development District and ~ Development Plan (PA 98-070) approved in March 2000. ~ ~ Campus Office Office and ancillary uses including, but notlimitedto: P CUP TUP Accessory and incidental amenity uses to offices, including but not limited to employee cafeterias, employee fitness centers, day care centers, and X employee haining facilities. Administrative headquarters X Ancillary uses which provide support services to businesses and employees including but not limited to: restaurants, convenience shopping, copying services, blueprinting, X printing and branch banks Business and commercial services X Business, corporate, professional, technical, and X administrative offices Cellular and wireless communication facilities, minor, X subject to Site Development Review Laboratory X Research and development X Storage and sale of material, limited to 25% of floor area X Sales and leasing office X Sports Club/Fitness Facility X eroadcasting stations or studios, exciuding sending and X receiving towers Health services/clinics X Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 48 ~--~ -.~~ ~~ Aqril 2010 Campus Office Office and ancillary uses Continued : P CUP TUP Hotel/motel X Hospital/medical center X Limited light manufacturing, assembly, warehousing and distribution activities (uses that do not produce noxious X odors, hazardous materials, or excessive noise) Other uses that could meet the intent of the Campus Office land use designation as determined by the X Community Development Director Recreational facility/indoor (yoga, aerobics, martial arts, X dance, etc.) Arts and crafts fair X Festival/street fair X Temporary conshuction trailers and ancillary construction X facilities Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 49 _ ~~6 ~ ~~ ~ Apri I 2010 ~ POTENTIAL FOR HAZARDOUS WASTE & SUBSTANCES An environmental records search was conducted on the State of California's Department of ~'" Toxic Substance Control database to determine if the site was included on a list of hazardous waste and substances areas. The results of this search indicated that the property _~ is not listed as a hazardous site, hazardous material generator or transporter, or known to , have underground storage tank leaks. ~ FINDINGS STATEMENT ;~ The following information is provided to support the necessary findings of the approvpl per the City application submittal requirements. ..~ - A. The proqosal will be harmonious and compatible with existina and future development in ~ the surroundina area. y Development of the Project will be harmonious with and relate to existing and future development. The development plan will adhere to the amended General Plan's and the Eastern Dublin Specific Plan's goals and policies. This compliance will ensure that the project will be compatible, both in terms of land use and physical design, with adjacent development. Proposed land uses will complement adjacent uses and may provide unique `x uses not currently found in the City of Dublin. Project development will be governed by design guidelines and standards to ensure that building massing and placement = acknowledges and respects adjacent uses. , B. The site is ahvsicallv suitable for the iype and intensity of zonina districts beina proposed The project site is physically suitable for the type and intensity of zoning being proposed. No landslides, earthquake faults, fiood zones, or inadequate structural soil properties are known ~ to exist on the site. Utility and street connections exist or can be easi~y extended to the property. An environmental records search was conducted of the State of California's `~" Department of Toxic Substance Control database to determine if the site was inciuded on a list of hazardous waste and substances areas. The results of this search indicated that the ~~ property is not listed as a hazardous site, hazardous material generator or transporter, or known to have ~nderground storage tank leaks. ~ ~ Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 50 -~r . ~-~ c~~ ~ ~ Apri12010 C. The qroposal will not adverselv affect the health or safetv of bersons residina or workina in the vicinitv, or be detrimental to the public health, safety, and welfare. ~°" The proposed project is consistent with the General Plan and Eastern Dublin Specific Plan, as amended, with respect to public health, safety, and welfare. The project wili not adversely y~ affect the health or safety of persons residing or working in the vicinity, nor will it be detrimental to public health, safety or welfare. Additionally, no noxious odors, hazardous ~, materials, or excessive noises will be produced by the uses proposed for this project. D. The proaosed_uses for the site are consistent with the elements of the Citv of Dublin ~ General Plan and the Eastern Dublin Specific Plan. The Planned Development Rezone is consistent with the General Plan and the Eastern Dublin "' Specific Plan as amended by this project. Refer to these documents for additional detail. E. The project satisfies the purpose and intent of a"Planned Development" as outlined in Chapter 8.32 of the Municipal Code. • The proposal is planned as a comprehensive and distinct project and will have development standards tailored to the specific needs of the site. • Grafton Plaza will provide interconnected pedestrian and vehicular circulation, "" interspersed with public plazas and open spaces. This layout, in addition to the designated land uses and design guidelines, will provide places to shop, stroll, and meet family and friends in a vibrant, comfortable and contemporary setting. .~ Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 51 >~ ~ .. ~ ~ 'il~i'' H - ~~a ~ ~,~~" ~ ,'~ ~~ ~~ ~~ ~~ ; ' _ .. ,, -~ _ - ~ , ~~ ~ Q~~~ ~ ~~ ~ ~ ' . ~ ~ ~ ~ aaa ~-~,~ ~~ ~ -- ~'=~~~, Q'~r~,~ ~Q~I~ ~~ -~~ r-,_~T_~1 ~I n i ~,. 'y=*=-~--~ `~ ~ ~~.--,~ti ~-~~--~ =~-~ _~\~\ ~C ~ ~ ~ ~~ ~1i~, ~ ~ '~!~ ~~ ~~~ ~ ~ ~G , ~, ~ ---- - I ~i i 1 ( I I~ i i~ ,, f '------ I hl(J~1~1k~1(lulflW I W I I tll I t~ H Nigh Density Residential VC Village Commercial GC General Commercial ~~ Campus ~ffice PD Plamed Development STAGE 1 DEVE~OPMB~TP~AN! P~AN DEVE~OPMENi REZO~E • -~ ~: ~ w ~~~~`~ ~ ~~ ,~ s~~ ~~ j~ `~ a /,~ \ ~ ~ ~, i 0 ~ ~ I ~,~ ~I U ~~Q ~ ~ ~'.......~-^ - ------ ~ ~------ ~~~~`~~'^ ,-~_z~_- ~ ~ v~w STAGE 1 DEVELOPMENT PLAN LEGEND ~~ ~ ~ ~ EXISTING STAGE 1 PLANNED DEVELOPMENT PROPOSED STAGE 1 PLANNED DEVELOPMENT LAND USE Gross Net FARISF RESIDENTIAL UNITS Gross Net FARISF IGross Densityl RESIDENTIAL Acreage Acreage ~Gross Density~ Acreage Acreage UNITS PD MIXED USE ~~~0~' ~ Non-Reside~taal Residenttial 0 0 0 0 25.33 23.4 (Mixed Use With ±248,260 S.F. 248,259 S.F. max. ±235 Residential~ PD Cam 0' e Restident~ ~~~0~"' z 0 0 0 0 25.33 23.4 496,519 S.F. 0 0 ~Campus Office~ PD 0.45 avg., Up to 50% of gross SF area, ICampus Officel 25.33 23.4 496,519 subject to meeting conditions 0 0 0 0 0 (0.60 max.) outlined in General Plan t~-~ ~ ~~ , ~ GRAFTOi1 PLA~A DU5LIN RANCH - AREA H DUBLIN, CALIFORNIA NORTH o~ 300' boc APRI~ 2010 ~~~~~ nfawmi, a aas (rxl m-0wo 16034-12 ~ I ^ mai-m~ ~. ca.w sdmr~ta.x-,zieta+snaw~sarvqsoa, veyu e-sua, w-x~wc w r~ W iyiu+llrW W W T ~,~,~,~„~~~~, Page 52 1 ^ ~ ^ ~ ' ~ ^ ~ Pedestrion Connection~_;'~ ~ to GmNon Slation ~ 1 ~ 41~ ~ ^ ^ GRAFTOii PLA~A I ~~ : ~ b^ O Q u ~±~~~ ~ ~ ~~~~ ~ GaMway Intersection ` ~ ~~ ~ ~ `~, j~ G' _ . __ - - - ~~ ~ Intersedion should signify a 'changa of diraction' from the formolily of an rban sir t int m i t ti ` , .~ ~ '~ r !~ . ~,: ^~'- ~ ~~ ~ ~ ~ ore u o n ma e i ri ' • ~ nte or s ces. Dublin Bou Isvard; _ - _' _ ~~ ~~~~:. ' ~ ------ ~ Pedestrian Connection Cclifomia Sycamore k : Platanus acerifolio ----------- , • •. lo The Promencde North of Dublin Bl vd '" ~ Street Trees should be identicol in size, species, ond ~~'.. ~~ ~~~~ "~ ~~ spacinp fo the buiN portions of Dublin Boulovard, ` ~ ~N B r p c ~~ :~ 0 ` ,, f with the exception af the gateway intersection ia \ ~ ~~ ~ ~ ~ r, - r t' ` r~, u ~~ ~ _ ~ !h ; which fhe dasi gn of p avi n g and tree s p acin g tak e s 1~ ''~ precedent. ~ r ~ _ i .Jl ~ Primary Project Identiiy ' -,: ~ . . ,: U ~; " L.~ ~ i L~:; ; Arrival Plaza '~' ~ '`~ ~ ~ ~ i ~r', i ''1' ,.~ ~,` ~ _ l~'== ~ i ~.~I' r ' ` ~'~ , <~,,-~ - ~ _ -------_._ ~~ __ _'---_- -- ~~rr - _ - i ~ n ~ Grafton Street: ~ ~. _~__- - _ =~~ ~ Black Locusf '~-- ~- , Robinia pseudoaacia '~ . ._ „ i' I~t' StreetTreesshouldbeidentiwl;~~ $econdaryProjectldentity C ~~ in sne, species, ond spacing os ` ~' ~ ~ ~ ~ ~ n~ _ the ofher side of 1he street, ~ ~ , ~ , , ~ ~ placad in identical tree grafes. ~ 1 GRAFTON PLAZA The Gateway Interseclion will - ~., ~ N u ~ be the exception as it-5 a~~9~ ' i PROJ ECT SITE ,~ ^__ 4 __ I '--- will toke precedent ard match I~ _ -- -• Q-. the treatment on the opposite ~ wmer. ~ Pedesirian Connection ; I , ~, . to future Kaiser Hospilal i i ~ I j~ ~;. : , ~ :; Tsrtiary Project Identity _ ~ ~ i ' ~~ ~ ~_~' ; I ., i 1 ... ~ • ~ i ~ t~l~n _ ~ I ~~~ ~ J - ~\ ~ ~ ~ 1,,~ µll Ll~11 L. i ~~ ~ ; ~ . ~}m~rmr ~ ; ~' ~ ~~w , ~ ~ ~1MiM~~u : . i I u11~~MTft~u I~ ~ ~~~~ m~m m~n rrmu ' ' 1111 IT(TITI11T1TI ~ I I~~TMIT'~ ~~ i '~-~lL,L~iI~~; ,; ,, , ~IIIIIIIlIIIII -' --- -. `l.:'~J~.!1~~Jlill~i~ii-'L!l1L11111L111111J1111~ f~'- - ~-- , `------ N~'iNSIDE.pRIIiE- - --------~----~~ -'-- -- _ `--/ ~ ~ r ~ ~* a,s i~.' ~ ~v,~ ~ ; ~'' ,~d' ii'. '~ ,-~`m,' ~ r~ r' - ~ = ;`~~- ~.~'i i ,~~% ~~ .~~ , "~ ~ ° .`_~'. ~ ~ ~ ~ ~ ~ ~ ~ •~~~~~~~~ INTERSTATE 580 ~~~ ., ~ .~ , ~ '~ ~~~~;~! 1 ~~~~ ~~i Loop Road: Little leaf Linden Tilia cordata at 30' O.C. DI~IIN RANCH - AREA H DI~LIN, CALIFORNIA STAGE 1 DEVEIOPMB~IiPIAN! PLAN DEVEIOPMEM f~ZOrE MASTER NEIGHBORHOOD LAN DSCAPE PLAN NORiH 0' 100' 200' 300' APRIL 2010 The Collaboretive West 100 ~vm~da M~ramor San Ckmenro, U 926M T~9f9.766.d621 f:9t9.7dd.6676 16034-12 Page 53 b~ i b,~u Fm« , w ~uw~o~ra~ ~ ~ ; ~ ~ --____( . ~. * ° 3, ~ ~ \ I ~ .. ... ~ t .. - ~ ^- _ ~ \ ` ~ ~ ~ ~'~ T . -- - •~ `~ \ \ F ~ T~^ '"•'~n+e~+r~..a.~,HS~_ ~ ,'t, ' \ \ ..` . ~ - f^f~ ~ T ~ ,.~. ..._ ~ 4 v~ ~~, ` _ ~ \ ~~, ._"_~ ~~NgO ~ ~: ~ ~~q~ ~~ ~ ~ ~ ~ ' ' ..,~ ~-~~ ' ~ ~ ~ :9 ~~; `~~'-~."~. ~ ~1 ~ ~~- , i, - -~~ ~ ~,~ ~ ~ .. C_ _ - t_ ~ _>~ 0."' ~ ( A 9 ` I ~ ~ ~ '~ J U '; ~~d ~'~ ~ ; ~ r~ ,.,~ at ~~~ . ~ ~ ,~i' { ~ ~~ ~ .~~ _._~~~, ~, ~~ ~_ ~ _~ /~~~~ ~p ~~~ ~ ~ ~ 3 i ~ j ~j 1rr 't ~ ~ _t ~. , - ~~- ~ ~ ~ i '~ ~y7 ry,` ~-/ ~ ~ `~~~' ~~ \ ~ ~ k i i i 1 7 TM~ A r N~ ~ i ~ t ~ r r I~ I J ~l / t=i r ~, r ~ ~.~~ ~, l r~ _-~ ~ v ~ ~ `~ ,7 _ , l~ `- ~ -~ .; ~ •~ ~_ y ~ ~; a : ~ ~, ~ ~ »~:1 ~~ ~ ~~ V~. ~ . `T y ~ £a ~ ^Q \'~.-\.- L ` ~ =-~ti . ~ ~ n~ "'\` , \ ~ -iF i {... ~ 1 7 r''. ~ ~ _ ~ ~~ ~'` } ~, " ~`~~ ~ 1: rv ~ ~f : ~°± ~',~~ ~ ~ ~ ~ . ~ + i _ > r T~ ~ t~ i ~ ~ ~ ,~ ~,~ . i~ _ _ ._ , _ ~: . ., ~ EX ; ~ _ _ F'~~~ ; - ~` ; ~ ~ ~ .~_... _ ,~ , „ ~r.,; ~a ._ . .~ . ~ , . , , _ .., z ~ ,. __•~ ,, ~ .~,~~ ~ .__ ~ _ , ~ ~ ~ a ~,~" . ~; ~ ~ t ~ ~`` _ ~~ _ ~ { ,'.- ~ t ~, , , , ;' t ~ ~ ~ y P ~ ' # ~ { ..~r ~ ,~ ,, ~ ~ ~ a~~''~ ~ ~ - ~, ~ I S~ ~ ~~': ~ ~-- ~+ _, ,,_ --~ _ ~~ - . ~ -~ ~ _, - ~ ~ ~ _ ~ ~~_-=r~ .. _ '~ ~ , ..- (7 ~ .._M~ ..~ '~~- ~t..~~ !'~ ,....,,.~~.. o ~ =~` ~:~ ....~n.~= ~-~ ..._ ~ ~ aN ~ SS ~ k ~ 6" w 24° SO ...~.~... ~ :...- N ~ ~ W x 41 W-F-~ ~~~ - - PROPERTY~WE , so '' ~ ~' ~ ' y' ~ ~ ~ IX ~p" R-W SD ~ ~~ ~ - ,~~ ~ :__. j ;,' w _-_ ~ ; ~~ ..._.. _..._. ',~: ~ ,~~ ~. .f '~ ' Sp ~.. ..._... ~. ._ ; , ' ~~ ~~ ~ S -'~ ; _ ~-' ~% ~ , ... i , y! a ;. ~ i vra rSa q ' ~ _ ~.,....: _ «. f }{ ' . __ ~ ~i~ Y ., ro+a~'S' ~g~ . . ~ ~ ~ a _ t ~, L ~ ~~ ~ .." 4~~~ ~~ ~ '~ '3 { - /l ._ ...,~ ~ Y. ~ ~ -~¢ >..-~~. '~' ~~ _ _ , ~ _: ~ r ~ , '"~" ~ ' ~~~ ~ ' ~ ' ~~ ~ --~ ~ _ ~ ~ ~~ ' , _~ '` _ ~ ~ _ ~~ 1 ~" ~~~ ~ , ~ ~ r ~~ ~ ~ 4 , -~n ~~ r- ,~ ~°~~.^ ti ~ ~ ~ ~ ~ _ ' ~ ~ ~ I ~ ~~;~' ~ ~. `~~~. -, %r ~~ _~ y ~ _ ~ o }' ~'~ , ,~, , , __ ~ ~ ~ ~ ~~ , ;._ ~ ~ ,, ~ , ~~°~' , _ , , ~.~._. , I i i I i ~ ~ ; _,`~"-~tr r ,.~ a ~ ~ ~,~ „~ _ ~ ' ~ i ~ i I ~ ~,~ - ; ~ --~ ~. ` :~ ~ - ,~ m~_, . _~T~~~ ` 1~- i~t ~~ ,~"~,,, ~ ~ ` ~ ~` ,~~ ~~ t~ t f J !~! I{~ ~ _ r~~ ~ ; s ~ ,/,' ~ ~Ir ~ ~ __ ~ {r =~ ~ i: _ „ . ~ ~ , ~ , ~~, ~ - ~~ '-~~ - ~ '~ _.......~ ~. ~. -, _~ , -~ ~ . _ ~r -- - y. _ _ , ~~ ,-_ ~, , ~ ,, ~ ~ ~ ~~ { . - ~- _ ; _ ~ , ., , ,-_ _ . ~ _ . _ _ ,.b~...•~~,,.,i.Y.~ . __ ° ~ ~ ~. ~ . ~~_ ~ _ i _ ~ , ' ......~~,.~ ~-. -- --- ~ ~ p _ ~ ~ ~ ~ i~!, -- _ _._ ~ . NORT ~DE E - ~ ~ _ - - ,.~. .~,.. _ .- _ , ~_ HSI DRIV ~_ ~ ' ~,., ~, r ~~ ~ ~-~.:_ .,~-~~ ~~ ~ ~ = ~ . _ . -~ ~~.~ ~o , _ ~ -, _ _ . _ -, ~;. ,, - -- .~~ _ . _.._. - 1 - ._ ~ , ~ . _ - _ _ , _ - _ _ _ "','r*~---~+ --- - _ , - ..~..~..~--~= INTERSTATE 580 M~ ~i PROPOSED UTILITIES: ~ CATCH BASIN • SEWER MANHOIE ~ FIRE HYDRANT I FH i 0 STORM DRAIN MANHO~E S~ - - sroRnn o~aiN SS SEw~ W - WATER R•~•~ RKYC~EDWATER N tl~9dllll\SEQ 1 W~0.1 FiY~i 1 ~d~ ~ 4~ GRA.FTOII PLA~A DUBLIN RANCH - AREA H DUBLIN, CALIFORNIA STAGE 1 DEVE~OPMENTP~AN! P~AN DEVE~OPMENi REZONE CONCEPTUAL UTILITY PLAN NORiH 0' 100' 200' 300 APRI~ 2010 ~~~ ~ ~~ 16034-12 Page 54