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HomeMy WebLinkAbout4.15 Dublin Senior Living Project (PLPA-2021-00042)STAFF REPORT CITY COUNCIL Page 1 of 3 Agenda Item 4.15 DATE:June 21, 2022 TO:Honorable Mayor and City Councilmembers FROM:Linda Smith, City Manager SUBJECT:Dublin Senior Living Project (PLPA-2021-00042) Prepared by:Gaspare Annibale,Associate Planner EXECUTIVE SUMMARY:On June 7, 2022, the City Council held a Public Hearing to consider the Dublin Senior Living Project consisting of a two-story, 155,517-square-foot building with 152 units, including 114 assisted living units, 38 memory care units and a total of 174 beds. The City Council waived the first reading and introduced the Ordinance approving the Planned Development Zoning and adopted a Resolution approving the Site Development Review Permit. The City Council will hold a second reading of the Ordinance approving the Planned Development Zoning. STAFF RECOMMENDATION:Waive the reading and adopt the Ordinance Considering the CEQA Addendum, Amending the Zoning Map and Approving a Planned Development Zoning District with a Related Stage 1 and Stage 2 Development Plan for the Dublin Senior Living Project. DESCRIPTION:South Bay Partners,LLC.is proposing a community care facility on a vacant 5.74-acre site located at 5751 Arnold Road. The project site is located within the Eastern Dublin Specific Plan area. Refer to Figure 1 for the project location and Table 1 for surrounding land uses. The property has a General Plan land use designation of Campus Office and is currently developed with a parking lot, landscaping and a graded pad for what was to be a future office building. The property is subject to Planned Development Zoning (Ordinance No. 30-98),which was approved as part of the Creekside Office Park Project in 1998. 377 Page 2 of 3 Figure 1. Project Location The Applicant proposes to construct the Dublin Senior Living Project, consisting of a two-story, 155,517-square-foot building with 152 units, including 114 assisted living units,38 memory care units and a total of 174-beds,and related site improvements. Requested approvals include a Planned Development Rezone with a related Stage 1 and Stage 2 Development Plan and a Site Development Review Permit. On June 7, 2022, the City Council held a public hearing, waived the first reading and introduced the Ordinance amending the zoning map and approving a Planned Development Rezone with a relatedStage 1 and Stage 2 Development Plan. The City Council also adopted a Resolution approving the Site Development Review Permit.The City Council is being asked to hold a second reading and adopt the Ordinance, included as Attachment 1.For a complete description of the project, please refer to the Staff Report for the June 7, 2022 City Council meeting, which is included as Attachment 2. Project Location SOUTH WEST EAST NORTH 378 Page 3 of 3 ENVIRONMENTAL DETERMINATION:Development of the project site was previously addressed in the Eastern Dublin General Plan Amendment and Specific Plan Environmental Impact Report for which the City Council certified an Environmental Impact Report and an addendum on August 22, 1994. Pursuant to Resolution No. 53-93, the City Council adopted a Mitigation Measures and Monitoring Program, which continues to apply to development in Eastern Dublin. The City Council also adopted a Statement of Overriding Considerations in connection with certification of the 1993 GPA/SP EIR.Consistent with the requirements of the California Environmental Quality Act (CEQA) includingSection 21166 and related CEQA Guidelines Sections 15162 and 15163, the City prepared an Initial Study to determine whether additional environmental review was required for the proposed Dublin Senior Living project. Pursuant to CEQA Guidelines Section 15164, the City determined that no subsequent or supplemental EIR or Negative Declaration is required for the proposed project and an Addendum to the 1993 GPA/SP EIR is the appropriate CEQA review, as there were no new potentially significant impacts associated with the project. The City further determined that the 1993 GPA/SP EIR adequately addressed the potential environmental impacts of the Dublin Senior Living Project as there are no significant project changes, new information, or change in circumstances that result in a new or substantial increase in severity of a significant impact from those identified in the 1993 GPA/SP EIR. Therefore, no standards for requiring supplemental environmental review or documentation under CEQA are met and none are required for the project. Since completion of the CEQA Addendum, minor revisions have been made to address the number of trees to be removed, preserved and planted as part of project implementation. No other revisions were made or required. As these revisions are editorial in nature, they do not affect the outcome of the environmental analysis conducted or increase related impacts that were evaluated in the CEQA Addendum. STRATEGIC PLAN INITIATIVE:None. NOTICING REQUIREMENTS/PUBLIC OUTREACH:The City Council Agenda was posted. ATTACHMENTS:1) Ordinance Considering the CEQA Addendum, Amending the Zoning Map and Approving a Planned Development Zoning District with a Related Stage 1 and Stage 2 Development Plan for the Dublin Senior Living Project2) City Council June 7, 2022 Staff Report, without attachments 379 Attachment 1 Ord. No. XX-22, Item X.X, Adopted XX/XX/2022 Page 1 of 8 ORDINANCE NO. XX – 22 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN CONSIDERING THE CEQA ADDENDUM, AMENDING THE ZONING MAP AND APPROVING A PLANNED DEVELOPMENT ZONING DISTRICT WITH A RELATED STAGE 1 AND STAGE 2 DEVELOPMENT PLAN FOR THE DUBLIN SENIOR LIVING PROJECT PLPA 2021-00042 (APN 986-0014-013-00) The Dublin City Council does ordain as follows: SECTION 1. RECITALS A. The Applicant, South Bay Partners, LLC., proposes to develop a community care facility located at 5751 Arnold Road. The proposed project consists of a two-story, 155,517-square-foot building with 152 units, including 114 assisted living units, 38 memory care units and a total of 174 beds. Common space amenity areas, and associated site, frontage and landscape improvements are also proposed. Requested approvals include a Planned Development Rezoning with a related Stage 1 and Stage 2 Development Plan and Site Development Review Permit. These planning and implementing actions are collectively known as the “Dublin Senior Living Project” or the “Project”. B. The Project site is approximately 5.74 acres located on the east side of Arnold Road, north of Central Parkway (APN 986-0014-013-00). C. The Project site has a General Plan land use designation of Campus Office and is located in a Planned Development Zoning District (Ordinance No. 30-98). D. The community care facility is consistent with the Campus Office land use designation but requires amendments to the Planned Development Zoning District. E. The California Environmental Quality Act (CEQA), together with the CEQA Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. F. The Project site is located in the Eastern Dublin Specific Plan area, for which the City Council certified an Environmental Impact Report and an addendum on August 22, 1994 (1993 GPA/SP EIR), which identified impacts from development of the Eastern Dublin Specific Plan area. The City Council adopted mitigation measures, a mitigation monitoring program and a Statement of Overriding Considerations (Resolution No. 53-93, incorporated herein by reference). G. The City prepared an Initial Study to determine whether supplemental environmental review was required for the proposed Project under CEQA standards. The Initial Study examined whether there were substantial changes to the proposed development, substantial changes in circumstances, or new information, any of which would result in new or more severe significant impacts than previously 380 Attachment 1 Ord. No. XX-22, Item X.X, Adopted XX/XX/2022 Page 2 of 8 analyzed in the 1993 GPA/SP EIR, or whether any standards for supplemental environmental review were met. H. Upon completion of the Initial Study, it was determined that there were no new potentially significant impacts associated with the Project and, therefore, an Addendum to the 1993 GPA/SP EIR was prepared. I. Following a properly noticed public hearing on May 10, 2022, the Planning Commission adopted Resolution No. 22-07 recommending that the City Council consider the CEQA Addendum, and approve of a Zoning Map Amendment, a Planned Development Rezone with a related Stage 1 and 2 Development Plan and a Site Development Review Permit for the Dublin Senior Living Project, which resolution is incorporated herein by reference and available at City Hall during normal business hours. J. A Staff Report, dated June 7, 2022, and incorporated herein by reference, described and analyzed the Project, including the CEQA Addendum, Zoning Map Amendment, Planned Development Rezoning and Site Development Review Permit for the City Council. K. On June 7, 2022, the City Council held a properly noticed public hearing on the Project, including the Zoning Map Amendment, Planned Development Rezoning and Site Development Review Permit at which time all interested parties had the opportunity to be heard. L. The City Council considered the Addendum to the 1993 GPA/SP EIR, as well as the prior 1993 GPA/SP EIR and all above-referenced reports, recommendations, and testimony before taking any action on the Project. M. The City Council did hear and use independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. Section 2: Findings A. Pursuant to Section 8.32.070 of the Dublin Municipal Code (DMC), the City Council finds as follows. 1. The Dublin Senior Living Project (“the Project”) PD-Planned Development Zoning meets the purpose and intent of DMC Chapter 8.32 in that it provides a comprehensive development plan that creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. The Project is planned comprehensively and will follow development standards tailored to the specific needs of the site. These standards will address issues such as building setbacks, architecture, landscaping and grading. The proposed facility will blend with the natural features unique to the site through the use of design and planning. The Applicant proposes internal common space areas and landscape amenity areas around the building, which are consistent with the provisions and regulations for development set forth therein. 2. Development of the Project under the PD-Planned Development Zoning will be harmonious and compatible with existing and future development in the surrounding area in that the site will provide for a new community care facility, which as a commercial service use type will be similar 381 Attachment 1 Ord. No. XX-22, Item X.X, Adopted XX/XX/2022 Page 3 of 8 to other nearby uses, which include a mix of commercial, office, residential (single-family and multifamily), institutional, and civic uses. B. Pursuant to DMC Sections 8.120.050 A and B, the City Council finds as follows. 1. The PD-Planned Development Zoning for the Project will be harmonious and compatible with existing and potential development in the surrounding area in that the proposed site plan has taken into account adjacent land uses and will provide a wide range of amenities for residents of the facility. The Project will allow for elderly residents of surrounding neighborhoods to continue to reside in Dublin and will provide employment opportunities. The proposed site plan has considered a land use type and density that is compatible with the adjacent area and densities. 2. The Project site is physically suitable for the type and intensity of the zoning district being proposed in that the site is flat with access provided from Arnold Road and is served by existing public utilities. The Project site conditions are documented in the Addendum to the 1993 GPA/SP EIR and prior certified 1993 GPA/SP EIR, and the Project will implement all adopted mitigation measures, as applicable. There are no site conditions that have been identified that will present an impediment to development of the site for the proposed community care facility. 3. The PD-Planned Development Zoning will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that the Project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures, as applicable. In order to ensure adequate emergency vehicle access to all portions of the site, access is provided to the site from Arnold Road. 4. The PD-Planned Development Zoning is consistent with and in conformance with the Dublin General Plan and the Eastern Dublin Specific Plan, in that the proposed use as a community care facility is consistent with the existing Campus Office land use designation for the site, which allows commercial service uses. The Project complies with this designation as it will provide for an attractive, campus-like setting for a non-retail commercial use that will not generate nuisances related to emissions, noise, odors, or glare. Section 3: Zoning Map Amendment Pursuant to Dublin Municipal Code Chapter 8.32, the City of Dublin Zoning Map is amended to rezone the property described below to a Planned Development Zoning District, and supersedes and replaces the previously adopted zoning (Resolution No. 30-98): 5.74 acres located on the east side of Arnold Road, north of Central Parkway (Assessor Parcel Number 986-0014-013-00) (“the Property”). 382 Attachment 1 Ord.No. XX-22, Item X.X, Adopted XX/XX/2022 Page 4 of 8 A map of the rezoning area is shown below: Section 4. Approval of Stage 1 and Stage 2 Development Plan The regulations for the use, development, improvement, and maintenance of the Property are set forth in the following Stage 1 and Stage 2 Development Plan for the 5.74-acre project area, which is hereby approved. Any amendments to the Stage 1 and Stage 2 Development Plan shall be in accordance with DMC Section 8.32.080 or its successors. Stage 1 and Stage 2 Development Plan This is a Stage 1 and Stage 2 Development Plan pursuant to DMC Chapter 8.32. This Development Plan meets all the requirements for both a Stage 1 and Stage 2 Development Plan and is adopted as part of the PD-Planned Development Zoning for the Dublin Senior Living Project (PLPA-2021-00042). The Planned Development zoning district and this Stage 1 and Stage 2 Development Plan provides flexibility to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and provisions of DMC Chapter 8.32 are satisfied. 1.Statement of Proposed Uses Permitted Uses (as defined by the Zoning Ordinance): Community Care Facility/Large Similar and related uses as determined by the Director of Community Development Conditional Uses: None Accessory Uses: Uses which are necessarily and customarily associated with, and are appropriate, incidental, and subordinate to the principal uses as determined by the Director of Community Development 383 Attachment 1 Ord.No. XX-22, Item X.X, Adopted XX/XX/2022 Page 5 of 8 2.Stage 1 and Stage 2 Site Plan The Stage 1 and Stage 2 Site Plan is shown below. 3.Site Area, Proposed Densities and Development Regulations Maximum Beds 174 Maximum Faculty and Staff 42 (on-site at one time) Floor Area Ratio 0.62 Maximum Building Height: 2 stories/28 feet Maximum lot coverage 32% Parking Spaces 1 per 3 employees on largest shift, plus 1 per 3 beds Parking Stall Dimensions Standards Per Chapter 8.76 Off-Street Parking and Loading Regulations of the Dublin Zoning Ordinance Minimum Setbacks 20’ front (along Arnold Road) 10’ side (along north and south property lines) 10’ rear (along east property line) Signage Pursuant to Chapter 8.84 Sign Regulations of the Dublin Zoning Ordinance 384 Attachment 1 Ord. No. XX-22, Item X.X, Adopted XX/XX/2022 Page 6 of 8 4. Phasing Plan. The Project is not subject to a phasing plan as it will be built in one phase, first beginning with site preparation, and followed by grading, building construction, paving and architectural coating. 5. General Plan and Specific Plan Consistency. The Project is consistent with the General Plan and Eastern Dublin Specific Plan land use designation of Campus Office, which allows commercial service uses, such as community care facilities. in addition, the proposed use will provide for an attractive, campus-like setting for a non- retail commercial use that will not generate nuisances related to emissions, noise, odors, or glare and is consistent with the floor area ratio of 0.25. to 0.80 allowed in the Campus Office land use designation. 6. Inclusionary Zoning Regulations. The proposed project is a commercial use type and is not subject to the Inclusionary Zoning Regulations (DMC Chapter 8.68) for the provision of affordable housing because the regulations apply only to residential development projects of 20 units or more. 7. Architectural Standards. The Project’s architectural style utilizes a contemporary design approach, which has been designed to be complementary to the nearby residential development within the Dublin Crossing Specific Plan. The architectural design of the Project shall reflect the following standards: Incorporate features such as different wall planes, heights, wall textures, low slope/flat roof construction, light fixtures, and landscaping to enhance the building detail at the pedestrian level. Use high quality modern materials including engineered wood-look panel veneer, smooth stucco finish, cultured stone veneer, and provide for stucco clad framed elements to break down the building form into more human scale volumes. Colors shall be neutral in nature, while bright/harsh primary colors shall be avoided. Windows shall provide for a modern style and vary in size and configuration, while being free of decorative mullions. Where appropriate, given the orientation of the building to the sun, modern metal canopies shall be provided above windows to employ shade to respective units. Provide functional outdoor spaces for residents, which allows for gathering and socializing, with landscaping, outdoor seating, enhanced paving treatment, and other features to provide an appropriate urban scale for the development. 8. Preliminary Landscaping Plan. The conceptual landscape design of the Project shall reflect the following standards: Create a park-like environment that is utilized by the residents. Provide plentiful green space and natural habitat that utilizes a native and climate-adaptive planting palette to Dublin, and is considered moderate or low water use. 385 Attachment 1 Ord.No. XX-22, Item X.X, Adopted XX/XX/2022 Page 7 of 8 Provide a generous landscape buffer along Arnold Road that softens the main street frontage. Preserve existing trees where possible along the site perimeter to further enhance the landscape buffer and better integrate the new development into the surrounding community. Utilize plants that provide a year-round vegetated landscape with seasonality, color, and interest for an attractive visual environment. 9.Aerial Photo. 10.Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in this Stage 1 and Stage 2 Development Plan, the use, development, improvement, and maintenance of the property shall be subject to the regulations of the closest comparable zoning district as determined by the Community Development Director and the Dublin Zoning Ordinance. No development shall occur on this property until a Site Development Review Permit has been approved. Section 5. Effective Date.This Ordinance shall take effect and be enforced thirty (30) days following its final adoption. Section 6.Posting. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public spaces in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. Project Location COMMERCIA L RESIDENTIAL COMMERCIAL COMMERCIAL RESIDENTIAL 386 Attachment 1 Ord. No. XX-22, Item X.X, Adopted XX/XX/2022 Page 8 of 8 PASSED, APPROVED AND ADOPTED BY this 21st day of June 2022, by the following vote: AYES: NOES: ABSENT: ABSTAIN: _____________________________ Mayor ATTEST: _____________________________ City Clerk 387