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Home My WebLink AboutPC Reso06-23 Amdmt to Stg 1 DP & Stg 2 Grafton Station RESOLUTION NO. 06 - 23 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING AN AMENDMENT TO THE STAGE 1 DEVELOPMENT PLAN AND APPROVING A RELATED STAGE 2 DEVELOPMENT PLAN FOR A PORTION OF AREA H LOCATED AT THE SOUTHWEST CORNER OF DUBLIN BOULEVARD AND GRAFTON STREET AND BORDERED BY DUBLIN BOULEVARD AND NORTHSIDE DRIVE IN AREA H OF DUBLIN RANCH (APN 985-0036-009) P A 05-030 WHEREAS, the Applicant, James Tong (representing Chang Su-O Lin, H. Yao Lin and H. Lien Lin), submitted applications for a 29.2 acre project area located within the Eastern Dublin Specific Plan Area, including a portion of Area H in Dublin Ranch. The applications include: a) an amendment to the existing Stage I Development Plan for Planning Area H; and b) Stage 2 Planned Development Plan for the project area, 29.2 acres located between Dublin Boulevard and Northside Drive at the southwest corner of Dublin Boulevard and Grafton Street. The project proposes a total of 318,000 square feet of retail development, known as Grafton Station, and related site improvements, collectively the "Project"; and WHEREAS, the Project area is south of Dublin Boulevard and north of Northside Drive at the southwest corner of Dublin Boulevard and Grafton Street and the property is currently vacant; and WHEREAS, on March 21, 2000, the City Council approved a Stage I Development Plan for Area H (P A 98-070); and WHEREAS, upon preparation of the application described above, the Applicant determined that the Stage I Development Plan approved in 2000 was based on an inaccurate estimate of gross acres of the Project area, requiring revision to reflect the total actual acreage of29.2 acres; and WHEREAS, the Applicant requests that the list of permitted and conditionally permitted uses in the Stage 1 Development Plan approved in 2000 be amended to include uses which are compatible with typical shopping centers and consistent with uses permitted in the Dublin Zoning Ordinance for shopping centers; and WHEREAS, the Applicant has submitted a complete application which is available and on file in the Planning Division for a Stage 2 Development Plan for the Project; and WHEREAS, the City has prepared an Addendum to a previously adopted Program Environmental Impact Report (ElR) for the Eastern Dublin Extended Planning Area which includes an analysis of the potential environmental effects of the proposed Project; and WHEREAS, on July 25, 2006, the Planning Commission adopted Resolution 06-24 recommending that the City Council adopt an Addendum to the program ElR previously certified for this area, which is incorporated herein by reference; and WHEREAS, a Staff Report dated July 25, 2006 and incorporated herein by reference, described and analyzed the Project, including the proposed amendments to the General Plan and Eastern Dublin Specific Plan; and WHEREAS, the Planning Commission reviewed the Staff Report and the Addendum to the previously certified ElR at a duly noticed public hearing held on July 25, 2006 at which time all interested parties had the opportunity to be heard; and WHEREAS, the Planning Commission did hold a public hearing on said Project application on July 25,2006; and WHEREAS, the Planning Commission did use its independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding said Stage I Development Plan Amendment and Stage 2 Planned Development Zoning: A. The proposed amendment will be harmonious and compatible with eXIstmg and potential development in surrounding areas because: 1) the proposed development is consistent with the approved development for this property as approved under the Stage 1 Planned Development Zoning; and 2) the proposed development is consistent with the type of development, regional serving retail, as envisioned in the Eastern Dublin Specific Plan. B. The subject site is physically suitable for the type and intensity of the zoning district being proposed because 1) the project site will have a Floor Area Ratio (FAR) of .25 which is consistent with the FAR established in the Stage 1 Development Plan and the Eastern Dublin Specific Plan; 2) the proposed project will include retail and office uses which is consistent with the land use designations of General Commercial and General Commercial/Campus Office; and 3) as amended, the Stage 1 Development Plan will permit a maximum of 318,000 square feet of retail floor area which will maintain a FAR of .25 and will therefore be consistent with the Stage 2 Planned Development Rezone. C. The proposed amendment will not adversely affect the health or safety of persons residing or working in the yicinity, or be detrimental to the public health, safety, and welfare because: 1) the project will comply with all City of Dublin regulations. D. The proposed amendment and the Stage 2 Planned Development Rezone is consistent with the Dublin General Plan, Eastern Dublin Specific Plan and the Stage 1 Planned Development Zoning because: I) the proposed amendments to the use list are compatible with the permitted, conditional and temporary uses established under the Stage 1 Development Plan approved by the City Council; 2) the proposed amendments to the list of permitted, conditional and temporary uses are consistent with the land use designations of General Commercial and General Commercial/Office and the Eastern Dublin Specific Plan Tassajara Gateway subarea which envisions a mix of regional and community serving retail on the project site; 3) the proposed amendments to the site area to increase the overall gross acreage to 29.2 acres is due to the realignment of Dublin Boulevard and a more accurate measurement of the site since the adoption of the Stage 1 Development Plan; 4) the proposed Stage 2 Rezone is compatible with the intent of the Eastern Dublin Specific Plan for the Tassajara Gateway subarea and the Stage I Development Plan as amended; and 5) the Stage 2 Rezone includes design guidelines to create a shopping center with a 2 main street character which is compatible with development in the neighborhood and the future development in Area G along Grafton Street. E. The proposed Planned Development Zoning District meets the purpose and intent of Chapter 8.32 Planned Development Zoning District of the Dublin Zoning Ordinance because: I) the proposed project is consistent with the Eastern Dublin Specific Plan and the Stage 1 Development Plan, as amended; 2) the project site has been designed to reduce impacts on the residential development across Dublin Boulevard and to be compatible with the community-serving retail development along Grafton Street in Area G; 3) the project site includes attractive landscaping and site elements including a location for public art, light fixtures, benches, plazas and pedestrian paths to create an attractive landscape palette and material palette for the shopping center; and 4) the Stage 2 Development Plan includes design guidelines to create an attractive shopping center which is compatible with the surrounding developments. F. Development under the Planned District Development Plan will be harmonious and compatible with existing and future development in the surrounding area because: 1) the layout of the shopping center has been designed with respect to adjacent properties; 2) the shopping center has been designed to locate unsightly uses away from the adjacent residential development on Dublin Boulevard; 3) storage areas, mechanical equipment and loading areas are focused away from the center of the shopping center and the main streets and have been screened from view to create an attractive development; and 4) the design of the shopping center has been designed to be compatible with the adjacent developments. BE IT FURTHER RESOLVED that the Planning Commission does hereby recommend that the City Council approve the Stage I Development Plan Amendment and the Stage 2 Planned Development Zoning in substantially the form attached as Exhibit A for P A 05-030 Grafton Station shopping center. PASSED, APPROVED, AND ADOPTED this 25th day of July 2006 by the following vote: AYES: Chair Schaub, Vice Chair Wehrenberg, Commissioner King NOES: None ABSENT: Commissioner Biddle ABSTAIN: Commissioner Fasulkey U/~~ Planning Commission Chair G:\P A#\2005\05-D30 Lowe's\PC PH\PC Reso PD and stage I.DOC 3