HomeMy WebLinkAbout07-09-2013 - Agenda PacketPlanning Commission
Regular Meeting
City of Dublin July 9, 2013
City Council Chambers 7:00 P.M.
100 Civic Plaza
1. CALL TO ORDER & ROLL CALL
2. PLEDGE OF ALLEGIANCE TO THE FLAG
3. ADDITIONS OR REVISIONS TO THE AGENDA
4. MINUTES OF PREVIOUS MEETINGS – May 28, 2013
5. ORAL COMMUNICATION -
At this time, members of the public may address the Planning Commission on any non-agendized item(s) of interest to the
public. In accordance with State Law, no action or discussion may take place on any item not appearing on the Planning
Commission agenda. The Planning Commission may respond briefly to statements made or questions posed, or may
request Staff to report back at a future meeting concerning the matter. Any member of the public may contact the
Assistant Community Development Director regarding proper procedure to place an item on a future Planning
Commission agenda.
6. CONSENT CALENDAR
7. WRITTEN COMMUNICATIONS
8. PUBLIC HEARINGS
8.1 PLPA-2013-00019 Sprouts Farmers Market Retail – Outdoor Storage Conditional Use Permit
to allow the permanent outdoor display of four (4) merchandise display bins outside the
customer entrance of Sprouts Farmers Market at 7153 Amador Plaza Road.
9. NEW OR UNFINISHED BUSINESS
9.1 PA 08-049 Dublin Crossing. Review of the Draft Dublin Crossing Specific Plan and Draft
Environmental Impact Report (Draft EIR) for approximately 180 acres located at the
northwest corner of Dublin Boulevard and Arnold Road.
10. OTHER BUSINESS:
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).
11. ADJOURNMENT
This AGENDA is posted in accordance with Government Code Section 54954.2(a) and Government Code Section 54957.5
If requested, pursuant to Government Code Section 54953.2, this agenda shall be made available in appropriate alternative formats to persons
with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Section 12132), and the federal rules and
regulations adopted in implementation thereof. To make a request for disability -related modification or accommodation, please contact the City
Clerk’s Office (925) 833-6650 at least 72 hours in advance of the meeting.
A complete packet of information containing Staff Reports (Agenda Statements) and exhibits related to each item is available for public review at
least 72 hours prior to a Planning Commission Meeting or, in the event that it is delivered to the Commission members less than 72 hours prior
to a Planning Commission Meeting, as soon as it is so delivered. The packet is available in the Community Development Depart ment.
(OVER FOR PROCEDURE SUMMARY)
Dik
/(1k ∎x STAFF REPORT
19 C82 PLANNING COMMISSION
�IFOR
DATE: July 9, 2013
TO: Planning Commission
SUBJECT: PUBLIC HEARING: PLPA-2013-00019 Sprouts Farmers Market
Retail — Outdoor Storage Conditional Use Permit
Report prepared by Seth Adams, Assistant Planner
EXECUTIVE SUMMARY:
The Applicant is requesting a Conditional Use Permit to allow the permanent outdoor display of
four (4) merchandise display bins outside the customer entrance of Sprouts Farmers Market at
7153 Amador Plaza Road.
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; and 5) Adopt a Resolution approving a Conditional Use Permit for "Retail —
Outdoor Storage" at an existing retail store at 7153 Amador Plaza Road (Sprouts Farmers
Market).
Submitted By Re By
Assistant Planner Assistant Community Development Director
COPIES TO: Applicant
File
ITEM NO.: •
Page 1 of 4
G:1PA#120131PLPA-2013-00019 Sprouts CUPIPC 7.9.131PCSR Sprouts CUP.doc
DESCRIPTION:
Figure 1: Project Vicinity
The project site is located at 7153 v* - •
Amador Plaza Road, near the •
�`• �; � ;off. . ..f '-'i' �`:'�►
intersection of Amador Plaza Road
and Amador Valley Boulevard.
The 7-acre site contains three ' � t; £ .
existing buildings that are _ _ ~k l,
k.E- �.. •
occupied by Sprouts Farmers ,•• ®� - _ °x,`= - rr,; ..
Market, Jo-Ann Fabrics, The Floor
-
.. - • - ,.. , . ._ 1, , M
Store, and Chuck E. Cheese. ^• 4 ;
•
Access to the shopping center is '.f, _ • `` - `
provided from driveways on both � •
Amador Plaza Road and Amador ;t __ • rr
•Valley Boulevard. The project site ..s - - 1•A.
has a General Plan and Downtown - .routs
Dublin Specific Plan land use =R' " + `.F � ' y
designation of Downtown Dublin — . ,; ,
Retail District, and the Project site "
is located within the Downtown �;��: ;:0.•-•' '�° r� �,
Dublin Zoning District. The project ' `: 04.'0 r ' •
vicinity is depicted in Figure 1. '
N
The Applicant is requesting approval of a Conditional Use Permit (CUP) for Retail — Outdoor
Storage (See Attachment 1) to display merchandise in front of the store during business hours.
ANALYSIS:
The outdoor display, storage and sales of materials for a retail use (Retail — Outdoor Storage) is
not specifically identified in the Downtown Dublin Specific Plan (DDSP); however, Section
8.30.070 of the Zoning Ordinance gives the Community Development Director the discretion to
determine which uses are permitted within the Downtown Dublin Zoning District, and similar to
other retail districts, the Community Development Director has determined that Retail — Outdoor
Storage is a permitted use in the Downtown Dublin Zoning District subject to approval of a
Conditional Use Permit by the Planning Commission.
Retail — Outdoor Storage
Sprouts Farmers Market occupies 32,667 square feet of space within an approximately 55,000
square foot building they share with Jo-Ann Fabrics. The Downtown Dublin Specific Plan
encourages new development and improvements that will enhance the City's tax base, and
accordingly one of the Specific Plan's Guiding Principles is increasing the amount of retail sales
and related economic activity throughout Downtown Dublin (see Chapter 3.3.1 of the DDSP). In
accordance with this Guiding Principle, Sprouts Farmers Market proposes to place up to four
(4), 3'x4' field bins outside the store for the display of seasonal fruits and vegetables. Two
merchandise display bins will be located on each side of the Sprouts customer entrance (see
Attaccm• t 1, Exhibit A).
•
2 of 4
Conditions of Approval have been placed on the project to ensure an attractive display
environment outside of the grocery store. The field bins used for the outdoor display will be of
the same type used inside the store (see Attachment 1, Exhibit B), and Condition of Approval
No. 11 requires that all field bins be similar in design, colors, materials and size. Condition of
Approval No. 19 requires that the property be maintained in a safe, clean and litter free condition
at all times, and Condition of Approval No. 21 requires that the placement of the field bins does
not interfere with accessibility requirements.
ENVIRONMENTAL REVIEW:
The California Environmental Quality Act (CEQA), together with the State Guidelines and City
Environmental Regulations require that certain projects be reviewed for environmental impacts
and when applicable, environmental documents prepared. Staff is recommending that the
Project be found exempt from CEQA pursuant to Section 15301 (Existing Facilities). The
project consists of four (4) outdoor display bins at an existing retail store, resulting in a negligible
expansion of the use.
CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE:
The Project is consistent with the General Plan and Downtown Dublin Specific Plan land use
designation of Downtown Dublin — Retail District which allows for a range of commercial uses,
including retail businesses. The Project is consistent with Section 8.30.070 of the Zoning
Ordinance in that the Community Development Director has determined that Retail — Outdoor
Storage is a permitted use in the Downtown Dublin Zoning District pursuant to a Conditional Use
Permit from the Planning Commission.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, and Public Works Department have reviewed the
project and provided Conditions of Approval where appropriate to ensure that the project is
established in compliance with all local ordinances and regulations.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
In accordance with State law, a Public Notice was mailed to all property owners and occupants
within 300-feet of the proposed project. The Public Notice was also published in the Valley
Times and posted at several locations throughout the City. To date, the City has received no
comments from surrounding property owners regarding the Project. A copy of this Staff Report
was provided to the Applicant and posed to the City's website.
ATTACHMENTS: 1) Resolution approving a Conditional Use Permit for "Retail — Outdoor
Storage" at an existing retail store at 7153 Amador Plaza Road
(Sprouts Farmers Market), with the Project Plans attached as Exhibit
A and Display Bin Design attached as Exhibit B.
3 of 4
GENERAL INFORMATION:
APPLICANT: Terri Dickerhoff, Sprouts Farmers Market, 1120
Manzanita Street, Los Angeles, CA 90029
PROPERTY OWNER: Red Mountain Asset Fund I, LLC, 1234 E. 17th Street,
Santa Ana, CA 92701
LOCATION: 7153 Amador Plaza Road
ASSESSORS PARCEL
NUMBER: APN 941-0305-037-00
GENERAL PLAN/SPECIFIC PLAN
LAND USE DESIGNATION: Downtown Dublin — Retail District
ZONING: Downtown Dublin Zoning District (DDZD)
SURROUNDING USES:
LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF
PROPERTY
North DDZD Downtown Dublin — Retail District Resurrection Lutheran Church
South DDZD Downtown Dublin — Retail District Amador Plaza Center
East 1-680 N/A Interstate Highway
West DDZD Downtown Dublin — Retail District Dublin Place
4 of 4
RESOLUTION NO. 13-XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A CONDITIONAL USE PERMIT FOR "RETAIL — OUTDOOR STORAGE"
AT AN EXISTING RETAIL STORE AT
7153 AMADOR PLAZA ROAD (SPROUTS FARMERS MARKET)
PLPA-2013-00019
WHEREAS, the Applicant, Terri Dickerhoff, has submitted an application on behalf of
Sprouts Farmers Market for a Conditional Use Permit for "Retail — Outdoor Storage" at 7153
Amador Plaza Road; and
WHEREAS, Sprouts Farmers Market, a retail grocery store, is located on a parcel that
has a General Plan Land Use Designation of Downtown Dublin — Retail District, and is located
in the Downtown Dublin Specific Plan area and is zoned Downtown Dublin Zoning District; and
WHEREAS, a retail grocery store is considered a "Regional Retail" Use Type which is a
permitted use in the Downtown Dublin Zoning District; and
WHEREAS, "Retail — Outdoor Storage" is the outdoor storage and sales of materials for
"Regional Retail" Use Types; and
WHEREAS, in accordance with Section 8.30.070 of the Zoning Ordinance the
Community Development Director has determined that "Retail — Outdoor Storage" is a permitted
use in the Downtown Dublin Zoning District subject to approval of a Conditional Use Permit by
the Planning Commission; and
WHEREAS, the Applicant submitted a complete application for a Conditional Use Permit
for "Retail — Outdoor Storage"; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State
Guidelines and City Environmental Regulations require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared; and
WHEREAS, pursuant to CEQA, Staff is recommending that the Conditional Use Permit
for "Retail — Outdoor Storage" for Sprouts Farmers Market be found exempt from CEQA
pursuant to Section 15301 (Existing Facilities) as the Project consists of four (4) outdoor display
bins at an existing retail store, resulting in a negligible expansion of the use; and
WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission
recommending approval of the Conditional Use Permit request; and
WHEREAS, the Planning Commission held a public hearing on said application on July
9, 2013; and
WHEREAS, proper notice of said hearing was given in all respects as required by law;
and
ATTACHMENT 1
WHEREAS, the Planning Commission did hear and consider all said reports,
recommendations and testimony herein above set forth and used its independent judgment to
evaluate the project.
NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning Commission
does hereby make the following findings and determinations regarding the Conditional Use
Permit application:
A. The proposed use and related structures is compatible with other land uses,
transportation and service facilities in the vicinity in that: 1) the Project is compatible with
the existing retail store which is a permitted use in the Downtown Dublin Zoning District;
2) the merchandise stored outdoors consists of seasonal fruits and vegetables which are
also available inside the grocery store; and 3) existing transportation and services
facilities are adequate to serve the retail store and additional demand will not be placed
on them with the establishment of outdoor display of merchandise.
B. It 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: 1) the Project
has been conditioned to comply with all State of California and Dublin Municipal Code
requirements for accessibility to ensure that proper pedestrian access is maintained at all
times around the outdoor merchandise; and 2) the Project has been conditioned to store
all merchandise indoors after normal business hours to avoid theft or vandalism of
merchandise.
C. It will not be injurious to property or improvements in the neighborhood in that: 1) the
Project includes the placement of field bins outside an existing grocery store which will
not be permanently fixed to the ground and as a result will not damage existing
improvements in front of the store.
D. There are adequate provisions for public access, water, sanitation, and public utilities and
services to ensure that the proposed use and related structures would not be detrimental
to the public health, safety, and welfare in that: 1) the Project will be located on a fully
developed site that is served by existing utilities and services; and 2) the Project will not
create a demand for additional utilities or services beyond that which already exists to
serve the retail store.
E. The subject site is physically suitable for the type, density and intensity of the use and
related structures being proposed in that: 1) the site contains a 32,667 square foot
freestanding building which is occupied by two existing retail stores, including a grocery
store, and the Project compliments the grocery store through the orderly and uniform
outdoor display of the same type of merchandise that is available inside the grocery
store; and 2) the proposed display areas are near the store entrance and are conducive
for the outdoor display of merchandise while still providing adequate pedestrian access
and circulation to the store.
F. It will not be contrary to the specific intent clauses, development regulations, or
performance standards established for the zoning district in which it is located in that: 1)
the Project supports an existing retail store and is compatible with the Downtown Dublin
Zoning District in which it is located; and 2) the Downtown Dublin Specific Plan
encourages new development and improvements that will enhance the City's tax base.
2 of 7
G. It is consistent with the Dublin General Plan and with any applicable Specific Plans in
that: 1) the Project is an extension of an existing retail use which is consistent with the
Downtown Dublin — Retail District General Plan Land Use for the site; and 2) the Project
is consistent with the Downtown Dublin Specific Plan Guiding Principle of increasing retail
sales and economic activity throughout Downtown Dublin.
BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does hereby
approve a Conditional Use Permit for "Retail — Outdoor Storage" at an existing retail store at
7153 Amador Plaza Road (Sprouts Farmers Market) as shown on the project plans included as
Exhibits A and B to this resolution, date stamped received by Dublin Planning on May 28, 2013
subject to the following conditions:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance
of building permits or establishment of use and shall be subject to Planning Division review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval: [PL] Planning; [B] Building; [PO] Police; [PW] Public
Works; [ADM] Administration/City Attorney; [FIN] Finance; [PCS] Parks and Community
Services; [F] Dublin Fire Prevention; [DSR] Dublin San Ramon Services District; [LDD]
Livermore Dublin Disposal; [CO] Alameda County Department of Environmental Health; [Zone
7] Alameda County Flood Control and Water Conservation District, Zone 7; [LAVTA] Livermore
Amador Valley Transit Authority; and [CHS] California Department of Health Services.
NO CONDITIONS OF APPROVAL Agency When Source
Required,
Prior to:
GENERAL
1. Approval. This Conditional Use Permit approval is PL On-going Standard
for Sprouts Farmers Market for the permanent
placement of up to four (4) outdoor display bins
(PLPA-2013-00019). The location and size of the
display bins shall be as depicted and indicated on
the Project plans dated received by Dublin Planning
on May 28, 2013, on file in the Community
Development Department, except as modified by the
following Conditions of Approval. The design of the
display bins shall be as depicted in the photographs
dated received by Dublin Planning on May 28, 2013.
2. Effective Date. This Conditional Use Permit PL On-going DMC
approval becomes effective 10 days after action by 8.136
the Planning Commission unless appealed before
that time in accordance with the Zoning Ordinance.
3. Permit Expiration. Construction or use shall PL 1 year from DMC
commence within one (1) year of this Conditional Permit 8.96.020.
Use Permit approval or the Permit shall lapse and approval D
become null and void.
4. Time Extension. The original approving decision- PL 1 year from DMC
3 of 7
maker may, upon the Applicant's written request for Permit 8.96.020.
an extension of approval prior to expiration, and upon approval E
the determination that any Conditions of Approval
remain adequate to assure that applicable findings of
approval will continue to be met, grant a time
extension of approval for a period not to exceed six
(6) months. All time extension requests shall be
noticed and a public hearing or public meeting shall
be held as required by the particular Permit.
5. Modifications. The Community Development PL On-going DMC
Director may consider modifications or changes to 8.100
this Conditional Use Permit approval if the
modifications or changes proposed comply with
Chapter 8.100 (Conditional Use Permit) of the Zoning
Ordinance.
6. Clarifications and Changes to the Conditions. In PL On-going Planning
the event that there needs to be clarification to these
Conditions of Approval, the Director of Community
Development has the authority to clarify the intent of
these Conditions of Approval to the
Applicant/Developer by a written document signed by
the Director of Community Development and placed
in the project file. The Director also has the authority
to make minor modifications to these conditions
without going to a public hearing in order for the
Developer to fulfill needed improvements or
mitigations resulting from impacts of this project.
7. Revocation of Permit. The Conditional Use Permit PL On-going 8.96.020.1
approval shall be revocable for cause in accordance
with Section 8.96.020.1 of the Dublin Zoning
Ordinance. Any violation of the terms or conditions
of this permit shall be subject to citation.
8. Indemnification. The Applicant/Developer shall Various On-going Admin/Cit
defend, indemnify, and hold harmless the City of y Attorney
Dublin and its agents, officers, and employees from
any claim, action, or proceeding against the City of
Dublin or its agents, officers, or employees to attack,
set aside, void, or annul an approval of the City of
Dublin or its advisory agency, appeal board, Planning
Commission, City Council, Community Development
Director, Zoning Administrator, or any other
department, committee, or agency of the City to the
extent such actions are brought within the time
period required by Government Code Section
66499.37 or other applicable law; provided, however,
that the Applicant's/Developer's duty to so defend,
indemnify, and hold harmless shall be subject to the
City's promptly notifying the Applicant/Developer of
any said claim, action, or proceeding and the City's
4 of 7
full cooperation in the defense of such actions or
proceedings.
9. Fees. Applicant/Developer shall pay all applicable FIN Issuance Standard
fees in effect, including, but not limited to, Planning of Building
fees, Building fees, Traffic Impact Fees, TVTC fees, Permits
Dublin San Ramon Services District fees, Public
Facilities fees, Dublin Unified School District School
Impact fees (per agreement between Developer and
School District), Fire Facilities Impact fees, Noise
Mitigation fees, Inclusionary Housing In-Lieu fees,
Alameda County Flood and Water Conservation
District (Zone 7) Drainage and Water Connection
fees; or any other fee that may be adopted and
applicable.
10. Requirements and Standard Conditions. The Various Building Standard
Applicant/Developer shall comply with applicable City Permit
of Dublin Fire Prevention Bureau, Dublin Public Issuance
Works Department, Dublin Building Department,
Dublin Police Services, Alameda County Flood
Control District Zone 7, Livermore Amador Valley
Transit Authority, Alameda County Public and
Environmental Health, Dublin San Ramon Services
District and the California Department of Health
Services requirements and standard conditions. Prior
to issuance of building permits or the installation of
any improvements related to this project, the
Developer shall supply written statements from each
such agency or department to the Planning
Department, indicating that all applicable conditions
required have been or will be met.
PLANNING
11. Outdoor Display. All display bins shall be PL On-going Planning
consistent in design, colors, materials and size. The
use of pallets, cardboard boxes, wire racks or any
other display apparatus is strictly prohibited.
12. All Uses Conducted Indoors. Except as otherwise PL On-going Planning
approved as part of this Conditional Use Permit, or &
otherwise allowed under Chapter 8.108 (Temporary DMC
Use Permit), all activities associated with the 8.108
business shall be conducted indoors at all times.
13. Merchandise Storage. All merchandise and PL On-going Planning
products shall be brought indoors during the hours
that the store is closed for business in order to avoid
theft and vandalism of merchandise.
14. Approval Period. This Conditional Use Permit PL 1 year of Planning
approval shall be null and void in the event the Permit
approved use fails to be established within one year, approval
or ceases to operate for a continuous one-year and On-
period. going
5 of 7
15. Annual Review. On an annual basis, this PL On-going Planning
Conditional Use Permit approval may be subject to a
review by the Community Development Director to
determine compliance with the Conditions of
Approval.
16. Outdoor Events. Any outside events shall be PL On-going DMC
subject to the Temporary Use Permit requirements 8.108
contained in the City of Dublin Municipal Code,
specifically Section 8.108.020.
17. Temporary Promotional Banners and Balloons. PL On-going DMC
The use of Temporary Promotional Banners and/or 8.84.050.
Balloons shall be subject to approval of a Zoning S
Clearance and compliance with 8.84.050.S
(Temporary Promotional Signs) of the Dublin Zoning
Ordinance.
18. Prohibited Signage. The use of any A-Frame, PL On-going DMC
Portable Sign, or Sandwich Board Sign, or any other 8.84.150
sign contained in Section 8.84.150 (Prohibited
Signs) of the Dublin Zoning Ordinance, is strictly
prohibited.
19. Property Maintenance. Per the City of Dublin Non- PL On-going DMC
Residential Property Maintenance Ordinance, DMC 5.64
Section 5.64.050, the Applicant/ Property Owner
shall maintain the building, site and all signage in
good condition and shall keep the site clear of trash,
debris and graffiti vandalism on a regular and
continuous basis.
20. Noise. The Applicant shall control all activities so as PL On-going DMC
not to create unusual or unnecessary noise which 5.28.020
annoys or disturbs or injures or endangers the
health, repose, peace or safety of any reasonable
person of normal sensitivity present in the area.
BUILDING
21. Accessibility. The main entry doors shall be B On-going Building
maintained clear and unobstructed from any outdoor
display bins at all times. A 48-inch minimum width
accessible path of travel shall be maintained clear
and unobstructed at the exterior walkway and entry
ways at all times (including around the front corner of
the entry feature). The accessible path shall connect
the public sidewalk to both entry doors, and to the
accessible parking stalls.
22. Health Permits. Any required Alameda County B Display of Building
Environmental Health permits shall be obtained prior Bins
to starting the display of outdoor bins.
6 of 7
PASSED, APPROVED AND ADOPTED this 9th day of July 2013 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Assistant Community Development Director
7 of 7
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STAFF REPORT
19 _0• 82
PLANNING COMMISSION
DATE: July 9, 2013
TO: Planning Commission
SUBJECT: PA 08-049 Dublin Crossing. Review of the Draft Dublin Crossing
Specific Plan and Draft Environmental Impact Report (Draft EIR)
Report Prepared by Kristi Bascom, Principal Planner
EXECUTIVE SUMMARY:
The Dublin Crossings Specific Plan is intended to provide a comprehensive vision for
development of approximately 189 acres located north of Dublin Boulevard between Scarlett
Drive and Arnold Road. The. majority of the area is currently part of Camp Parks Reserve
Forces Training Area. The Specific Plan and accompanying Draft Environmental Impact Report
(Draft EIR) are currently being circulated for public review. At this meeting the Planning
Commission will receive a presentation from City Staff and Consultant on the Specific Plan and
Draft EIR and both the Planning Commission as well as the general public will have an
opportunity to provide comments on the draft documents.
RECOMMENDATION:
Staff recommends that the Planning Commission receive Staff's presentation, provide feedback
and accept comments from the public on the Draft Dublin Crossing Specific Plan and Draft
Environmental Impact Report.
Submitted By: Reviewed By:
Kristi Bascom Jeff B. -
Princi al Planner Assistant Community D-velopment Director
Principal Y p
COPIES TO: Applicant
File
ITEM NO.: gel
Page 1 of 7
G:1PA#120081PA 08-049 Camp Parks Dublin Crossing12011 Restart\PC Study Session 07.09.2013IPCSR.docx
DESCRIPTION:
Background
One of the City Council's key initiatives is to process a General Plan Amendment for private
development on a portion of the Parks Reserve Forces Training Area (Camp Parks). On April
15, 2003, the U.S. Army requested, and the City Council authorized, the commencement of a
General Plan Amendment Study for a 189 acre project area. The project area is generally
bounded by Scarlett Drive, Dublin Boulevard, Arnold Road, and 5th Street (on the Camp Parks
base). The Dublin Crossing project site also includes an 8.7 acre site at the corner of Dublin
Boulevard and Arnold Road owned by the Alameda County Surplus Property Authority and an
8.9 acre site owned by NASA.
The City, in partnership with the U.S. Army Reserve, engaged community members in a
"Strategic Visioning Process" in 2004 that examined the opportunities and constraints of the site,
solicited ideas, and created a vision for the future development of the site. The results of this
effort, and the follow-up direction from the City Council, were shared with the U.S. Army
Reserve with the hope that any future development plans would incorporate the desired vision.
In December 2007, the U.S. Army Reserve prepared a Notice of Availability to solicit a master
developer for the Camp Parks Real Property Exchange/"Dublin Crossings" project area. On
January 10, 2008, the U.S. Army Reserve and the City (and other local public agencies)
participated in an "Industry Day", where all interested developers received information about the
project site, the development process, and received information on the expectations of the City
as it related to development potential as well as public amenities and facilities. The City made a
presentation to interested developers, provided background information including the results of
the Strategic Visioning Process, copies of the follow up letters to the U.S. Army Reserve,
information on City and other agency fees, an expected project processing timeline, and Staff
also answered questions from the development community related to the City's entitlement
process. The City established a webpage for the Dublin Crossings project and posted
documents and information for all interested parties to access.
Following Industry Day, interested developers submitted proposals to the U.S. Army Reserve for
consideration, and in October 2008, the U.S. Army Reserve announced the selection of SunCal
Companies as the master developer. In April 2011, SunCal finalized a Real Property Exchange
Agreement with the U.S. Army Reserve for the property that binds both parties to a timeline and
certain requirements to allow development on the project site to proceed.
Once the Exchange Agreement was signed, City Staff began pre-development meetings with
SunCal. SunCal shared their draft development proposal for the property with Staff and has
engaged the City in a discussion of the opportunities and constraints of the site and SunCal's
obligations to the U.S. Army. The Dublin Crossing land exchange and phasing of the project is
unique because the land plan for this project has been dictated to a great degree by the way in
which SunCal is expected to receive land from the U.S. Army. SunCal must construct certain
facilities for the Army before receiving certain predetermined parcels of land for private
development.
On August 16, 2011, the City Council reviewed the original 2004 vision for the Dublin Crossing
project site and provided updated direction and feedback to be incorporated into future land
plans.
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After the August 16, 2011 meeting, Staff and SunCal met on a regular basis to discuss the land
use and circulation network as well as SunCal's plan to provide parks, open space, and
amenities on the project site. Staff and SunCal also negotiated a package of community
benefits that SunCal proposed to provide in exchange for acceptance of their land plan and
development proposal. These community benefits, and the associated trade-offs, were crafted
into a list of agreement points.
On May 29, 2012, the City Council held a special meeting to review SunCal's Draft Land Plan
and the Draft Development Agreement Points, which together formed SunCal's development
proposal for the property. At the meeting, Staff sought input from the City Council on the Draft
Land Plan and the Draft Development Agreement Points and affirmation from the City Council
that the concepts illustrated and described in the two documents were acceptable. Following
the May 29, 2012 meeting, Staff and SunCal continued to meet every other week to discuss
refinements to the Draft Land Plan, potential changes to the project to respond to direction
provided by the City Council, to learn more about SunCal's plans for a Community Facilities
District (CFD) for the project, and to review design concepts for the Community Park.
On May 7, 2013, Staff presented the refined project proposal to the City Council and requested
feedback on outstanding items including the creation of a Community Facilities District to fund
the project infrastructure, the size and location of the project parks, construction of the parks,
and feedback on future Development Agreement points. The City Council reviewed several
questions posed by Staff and provided direction to Staff and SunCal on these key issues. The
City Council accepted the Development Agreement Points at a subsequent meeting on June 18,
2013. With these "big picture" items resolved, the Draft Specific Plan (Attachment 1) and
accompanying Draft Environmental Impact Report (Draft EIR) (Attachment 2) were completed
based on the City Council direction.
The purpose of this Planning Commission meeting is to review the Draft Dublin Crossing
Specific Plan in its entirety. Staff and the City's consultants will provide an overview of the
document and will focus the presentation on those portions of the document that are unique to
this Specific Plan. The meeting will provide an opportunity for review and discussion by the
Planning Commission and will also provide an opportunity for the public to provide verbal or
written comments on either the Draft Specific Plan and Draft EIR during the public comment
period.
ANALYSIS:
Specific Plan Overview
The Dublin Crossing Specific Plan is intended to provide a comprehensive vision for the
development of the project area over the next 10 to 15 years over the course of five
development phases. The Specific Plan has been crafted to respond to the feedback and
direction provided by the City Council over the past two years.
It is a plan for the orderly development of approximately 189 acres, which includes 8.7 acres
owned by Alameda County Surplus Property Authority, an 8.9 acre parcel owned by NASA, and
a 172-acre portion of the 2,485-acre Camp Parks Reserve Forces Training Area (Camp Parks).
The Specific Plan addresses the future development of the project area, which includes
demolition of the existing buildings and other improvements on the site and construction of a
residential mixed-use project with up to 1,995 single- and multi-family residential units; up to
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200,000 square feet of retail, office and/or commercial uses; a 30 acre Community Park; a 5
acre Neighborhood Park, and a 12 acre elementary school site to serve up to 900 students.
The Specific Plan document is divided into the following sections:
1. Introduction
2. Land Use and Development Standards
3. Design Guidelines
4. Circulation and Streetscape Design
5. Infrastructure and Public Services
6. Public Realm (Parks, Open Space, Public Facilities)
7. Administration, Implementation and Financing
The main sections of the document are described in more detail below.
Chapter 1: Introduction
This chapter establishes the principles and objectives of the Specific Plan, the planning process,
the area's setting and constraints, and its relationship to existing plans and policies.
Chapter 2: Land Use and Development Standards
This chapter explains the conceptual land use plan for the Specific Plan area; identifies land use
policies, and defines the land use designations unique to the Specific Plan. Figure 2-1 is the
Conceptual Land Use Plan that illustrates the location of the following proposed land use
categories:
• DC — Low Density Residential. 41.9 acres of land that allows for residential development
at a density of 6-14 units/net acre.
• DC — Medium Density Residential. 46.5 acres of land that allows for residential
development of 14.1-20 units/net acre.
• General Commercial/DC — Medium Density Residential (14.1-20 units/net acre). 9.1
acres of land that allows for either medium-density residential or commercial
development.
• General Commercial/DC — High Density Residential (20.1-60 units/net acre). 9.9 acres of
land that allows for either high-density residential or commercial development.
• Mixed Use. 13.2 acres of land that allows for either commercial-only or a
commercial/residential mixed use development of 20.1 to 60 units/net acre. Either
scenario will include a five acre Neighborhood Park site.
• School. A 12-acre site intended for a future elementary school. May be used for low
density residential uses if the school district decides it does not need a school in the
Specific Plan area.
• Park. A 30-acre site intended for a future Community Park.
• Open Space. 2.6 acres of land that allows for non-developed uses such as creek
corridors, private recreation, flood control, or habitat areas.
This chapter also describes the roadway network and the proposed development phasing
(based on the Applicant/Developer (SunCal)'s agreement with the U.S. Army), which greatly
influences the land plan.
Development standards for each land use designation and residential product type are also
described. For instance, in the DC — Low Density Residential land use district, there are
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development standards provided for detached single-family homes that differ from the
development standards for an attached townhome, both of which are permitted in that land use
district.
Chapter 3: Design Guidelines
This chapter explains design concepts and establishes design policies and design guidelines for
development in the Specific Plan area. While development standards are requirements that
must be met, design guidelines have more flexibility and are encouraged/discouraged rather
than required/prohibited. The design guidelines and are intended to be used in conjunction with
the more quantitative development standards noted in the previous section.
Section 3.1 (General Design Guidelines) apply to all building types (residential, commercial, or
public facilities) and provides direction on:
• Overall building design;
• Building articulation and massing;
• Indoor-Outdoor relationship between a site and building(s);
• Building materials, colors, and finishes;
• Building base and top treatments;
• Entry design;
• Windows and doors;
• Roofs;
• Mechanical equipment and utilities;
• Service, storage, and loading areas;
• Perimeter walls and fences;
• Onsite public art;
• Exterior lighting; and
• Green Building.
Section 3.2 (Residential Design Guidelines) contains additional guidelines that are specific to
both single- and multi-family residential structures. The following section goes into greater detail
regarding the suggested elements that are to be incorporated into different architectural styles.
Section 3.4 (Commercial and Mixed Use Design Guidelines) contains additional guidelines that
apply to commercial and mixed-use projects.
The Design Guidelines chapter also covers Crime Prevention Through Environmental Design
(CPTED), which aims to create safe spaces through careful site planning.
Chapter 4: Circulation and Streetscape Design
This chapter explains the circulation and streetscape design in the Specific Plan area, describes
the roadway hierarchy and proposed public right-of-way mobility plans for all modes of
transportation including transit, pedestrians and bicycles, and contains design policies for the
circulation network. The chapter also contains design concepts for the Specific Plan area's
main project entries and details on future street landscaping and streetscape amenities.
Chapter 5: Infrastructure and Public Services
This chapter describes the plan for infrastructure and utility needs, including potable water,
recycled water, sewer, and stormwater drainage and detention.
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Chapter 6: Public Realm (Parks, Open Space, Public Facilities)
This chapter identifies the goals and design concepts for the community and neighborhood park,
trails and bikeways within the parks; and describes public facilities anticipated within the Specific
Plan area.
Chapter 7: Administration, Implementation, and Financing
This chapter discusses the development review procedures by the City of Dublin and other
relevant permitting agencies applicable to the Specific Plan. Implementation of the proposed
land uses shall be through a tiered process as outlined in this chapter. A process for
amendments to the Specific Plan is also discussed. Additionally, financing sources,
maintenance responsibilities, and costs are identified for major infrastructure improvements.
ENVIRONMENTAL REVIEW
A Notice of Availability for the Draft EIR for the project was published concurrently with the Draft
Specific Plan. The time period for the City to solicit and receive comments from the public on
the Draft EIR runs from June 24, 2013 to August 8, 2013 (45 days). Comments may be
received in writing, via email, or provided verbally at the Planning Commission meeting. The
Planning Commission and City Council will consider certification of the Final EIR once the whole
project package moves forward to a public hearing.
NEXT STEPS:
City Staff and the Applicant will review feedback provided at the Study Session and discuss
revisions to the document as appropriate. After the public comment period on the Draft EIR
closes, responses to comments received on the documents will be prepared as necessary. The
Draft Specific Plan and Draft EIR are anticipated to be reviewed by the Planning Commission
and City Council at public hearings this fall.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
A Notice of this meeting was published in the Valley Times, mailed to all property owners and
tenants within 300 feet of the Specific Plan area boundaries and all persons who have
expressed an interest in being notified of meetings related to this project or in general. The Staff
Report for tonight's meeting was also available on the City's webpage.
ATTACHMENTS: 1) Draft Dublin Crossing Specific Plan, dated June 2013 (hard copy provided
under separate cover).
2) Draft Dublin Crossing EIR, dated June 2013 (electronic version on CD
provided under separate cover).
II
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GENERAL INFORMATION:
APPLICANT: Joe Guerra
Dublin Crossing LLC (SunCal Companies)
2392 Morse Avenue
Irvine, CA 92614
PROPERTY OWNERS: United States Army (172 acres), Alameda County
Surplus Property Authority (8.7 acres), and NASA (8.9
acres)
LOCATION: Approximately 189 acres including 8.7 acres owned
by Alameda County Surplus Property Authority, an 8.9
acre parcel owned by NASA, and a 172- acre portion of
the 2,485-acre Camp Parks Reserve Forces Training
Area (Camp Parks) in the center of Dublin, north of
Interstate 580 and Dublin Boulevard. The Project site
is bound by 5th Street to the north, Scarlett Drive to
the west, Dublin Boulevard to the south, and Arnold
Road to the east.
APNs 986-0001-001-15 (partial),
986-0034-002-00, and
986-0034-006-00
ZONING: Agriculture (APN 986-0001-001-15)
Planned Development (APNs 986-0034-002-00 and
986-0034-006-00
GENERAL PLAN: Public Lands (APN 986-0001-001-15)
Parks/Public Recreation (APN 986-0034-002-00 and
APN 986-0034-006-00
SURROUNDING USES:
LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF
PROPERTY
North Ag Public Lands Camp Parks
South PD High Density Residential and Residential Apartments
Campus Office (Transit Center)
East PD Campus Office Business Park
PD and Medium-High Density Residential Combination of uses including
West Light and Retail/Office, apartments, service
Industrial Business Park/Industrial and commercial, and retail uses
Outdoor Storage
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