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Home My WebLink About3.2 Study Session Grafton Plaza OF t'� ,- &2 STAFF REPORT CITY CLERK CITY COUNCIL File #410-10 DATE: October 6, 2014 TO: Honorable Mayor and City Councilmembers FROM: Christopher L. Foss, City Manager J/ SUBJECT: Study Session: Grafton Plaza Prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The Grafton Plaza project site is a 14-acre vacant parcel located at the southeast corner of Dublin Boulevard and Grafton Street. The site has a General Plan/Eastern Dublin Specific Plan land use designation of Mixed Use 2/Campus Office and related Planned Development Zoning. These entitlements allow two options for development of up to 496,519 square feet. Option 1 allows an integrated mixed use development and permits up to 50% of the development area to be comprised of residential uses and Option 2 allows a campus office development. The City Council will receive a presentation by the Applicant outlining their vision for development of the project site and will solicit parameters under which that development could occur. The City Council is being asked to provide the applicant with feedback and direction which will allow them to prepare a comprehensive submittal for additional entitlements on the site. FINANCIAL IMPACT: None. All cost related to this Study Session and the processing of the project application are borne by the property owner. RECOMMENDATION: Staff recommends that the City Council receive a presentation by the property owner and provide feedback regarding the development of the project site. Submitted By 'Reviewed By Community Development Director Assistant City Manager Page 1 of 3 ITEM NO. 3. DESCRIPTION: The 14-acre Grafton Plaza project site is a vacant parcel located at the southeast corner of Dublin Boulevard and Grafton Street. Uses surrounding the site include- 1) North — The Promenade site which is surrounded by the Dublin Ranch Villages-, 2) South — Water quality pond-, 3) West — Grafton Station-, and 4) East — a vacant parcel owned by Kaiser Permanente and anticipated for future medical campus uses. Please refer to Figure 1 below for a vicinity map. Figure 1: Vicinity Map ........... Central Pkwy. FUTURE MI to Keegan St. HIGH DEN Brannigan St. " ' 4 IM RESIDEN Lockhart St. PINEXEDAR OPEN SPACE = THE COURTIARDN- (ROVE Z'"r THE PROMENDADE (VILLAGE _ FUTURE r H CENTER �_ 5 , OAK MEDIUM ft CRONE ;i i DENSITY t t a i.I1 • RESIDENTIAL IIH�RIkIi�l� 7 GRAF TON STATION PADSA-C2 Grafton St. FUT (RAFTON PLAZA Dublin Blvd. GENI COMMI LOW KAISER E'S HOME HOSPITAL FUTURE KAISER IMPROVEMENT HOSPITAL SITE WAREIIOUSE WATER QUALITY PARCEL BASIN a� _ - GRAFTON STATION. PAD S D A .��',! 1��.. On May 18, 2010 the City Council adopted a General Plan and Eastern Dublin Specific Plan Amendment, and a Planned Development Rezone with a related Stage 1 Development Plan (Attachments 1 and 2). These approvals changed the land use designation from Campus Office to Mixed Use 2/Campus Office which allows two options for development of up to 496,519 square feet. Option 1 allows a mixed use development and permits up to 50% of the development area to be comprised of residential uses while Option 2 allows a campus office development. These approvals anticipated the mixed use development to be built as an integrated project. The Mixed Use 2/Campus Office Land Use Designation is described as follows.. This designation provides for a mix of uses including residential, live-work and shopkeeper units, and non-residential uses such as office, retail, restaurants, hotel and entertainment facilities or Campus Office uses consistent with the Campus Office land use designation. The floor area ratio applies to both development options (Mixed Use and Campus Office) and is for the combined commercial and residential uses, if residential uses are incorporated or for commercial uses if commercial is used exclusively. The residential component shall not exceed 50% of the development square footage. Gas stations are not permitted. Page 2 of 3 Taylor Morrison LLC has submitted a pre-application, with the property owner's authorization, for 122 townhomes on the eastern portion of the project site. Should this request move forward, it would require approval of a Planned Development Zoning Stage 2 Development Plan and Site Development Review permit. Staff is currently reviewing this request to ensure that it is consistent with the existing entitlements to create an integrated mixed use project. At the City Council's request, this Study Session will provide an opportunity to discuss the property owner's vision for future development of the overall Grafton Plaza project site and provide input regarding that vision. The property owner will make a presentation to the City Council during this Study Session and seek input on areas that they have identified as key to the future development. NOTICING REQUIREMENTS/PUBLIC OUTREACH: A Public Notice is not required to provide an update to the City Council and to seek policy direction. A copy of the Staff Report was provided to the property owner and was also made available on the City's website. ATTACHMENTS: 1 . City Council Staff Reports dated May 18, 2010 without attachments (Item 6.3 and Item 6.4) 2. Ordinance 10-10 Approving a Planned Development Rezone and Related Stage 1 Development Plan for the Grafton Plaza Project Page 3 of 3 OF Up�l f� y' _I�`s`z STAFF REPORT CITY CLERK 19 1- DUBLIN CITY COUNCIL File # ❑®©p0-�® C� IFO��D DATE: May 18, 2010 TO: Honorable Mayor and City Councilmembers FROM: Joni Pattillo, City Manager SUBJECT: PUBLIC HEARING - PA 07-006 Grafton Plaza: Planned Development Rezone with a related Stage 1 Development Plan, and Mitigated Negative Declaration. Report prepared by Mike Porto, Consulting Planner and Martha Aja, Environmental Specialist EXECUTIVE SUMMARY: Grafton Plaza is 25.33 acres located within the Eastern 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. Development of the site could include one of two options: Option 1 would allow a mixed use development and permit up to 50% of the development area be comprised of residential uses 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. FINANCIAL IMPACT: This project poses no financial impact to the City. RECOMMENDATION: Staff recommends that the City Council: 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) Take the following actions: a) Adopt a Resolution adopting a Mitigated Negative Declaration, Statement of Overriding Considerations, and Mitigation Monitoring and Reporting Program; and b)Waive reading and introduce an Ordinance approving a PD-Planned Development Rezone and Related Stage 1 Development Plan for the Grafton Plaza Project (PA 07-006). CIL Su mitted By 2R� d By Community Development Director Assistant City Manager COPIES TO: Applicant File ITEM NO.: • Page 1 of 10 G:IPA#12007107-006 The Plaza ICC Mtg 5.18.101 Grafton Plaza Staff Reportcf.doc DESCRIPTION: 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 Interstate 580. Table 1: Surrounding Land Uses North High density residential (Terraces) & approved, but not yet constructed commercial project (Promenade, which includes a Club Sport fitness facility). South Interstate 580 East Vacant land (owned by Kaiser & anticipated to be developed with a hospital & medical offices) West Grafton Station commercial center (Lowe's home improvement store & smaller retail pads) 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. VICINITY MAP aia Road I LII RI All =""ter IIIGII I)I\ R DA O1'LNSI'A( I I III ((ri I:1 5 V0L 1 t � �� 1111 Plt(l>11V11\tyl l'"'-• k t f � t�lii 1t,1 MxJ _�q IIf t I ♦III'} / - NilA I N1 ll45z L)1'N5t71 RLSIDLN I IXL t vti(,I11 ORE Dublin Bh'd. GRON L' Area H Pl 1 GRAFTON RAZZ ( l I i r��ttiti I i4 I R ONN F S TIONIF: �1v1l �I 1 I I I R h INI_R * 1-580 VilQlLAl-lrN BASIN 2of10 i The project site is located 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 (Project Site and Kaiser Hospital Parcel). The Grafton Plaza Project site is currently designated as Campus Office. Entitlement History: In February and March 2000, the City Council approved a General Plan and Eastern Dublin Specific Plan Amendment, Planned Development Rezone with a Stage 1 Development Plan and an Initial Study/Mitigated Negative Declaration (MND) for Area H. The 2000 approvals established the maximum square footage of development for Dublin Ranch Area H, including a maximum of 860,528 square feet and an average density of 0.45 FAR for Campus Office parcels, which includes an allowable development of 496,519 square feet on the Grafton Plaza project site. 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 resources, hydrology and water quality, traffic and circulation, supplemental Mitigation Measures were adopted by the City. These Mitigation Measures continue to apply to the project. Water Quality Pond In October 2005, the City Council adopted an Ordinance approving a Stage 2 Development Plan for the southern portion of the Grafton Plaza site (approximately 11 acres) to allow the construction of a water quality pond. The ;., pond was subsequently constructed and is now operational. Project Proposal: In 2007, the City received a request for the Grafton Plaza development project, which T"`"F� ' sumo N, consisted of a multi-story mixed use �, UB��N B development that included 4 low to mid-rise U�E Vq Rp podium buildings, 3 residential towers combined ; f with office uses, shopkeeper and live/work units luxury condominiums, a boutique hotel, day spa ' l� and associated open space recreational areas. `` r = • { The proposal included three residential towers, which ranged from 19 to 21 stories. The low to f; mid-rise podium buildings ranged from 6 to 8 �' ' r 4 � C}�� Jam. stories. On August 14, 2007, a joint City Council/Planning Commission Study Session �� ° ui��;IN � Rcsf, <'.x was held to discuss the 2007 project proposal. hu;EL FF I C f Topics discussed at the joint Study Session 3 of 10 included the appropriate location for a mixed use project, height/massing, density/intensity, affordable housing and parks/open space. The Applicant subsequently modified the project proposal to include the development of four low to mid-rise buildings 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 City Council. Current Proposal: The Applicant requests approval of General Plan and Eastern Dublin Specific 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 Stage 1 Development Plan. 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 & Eastern Dublin Specific Plan Amendment State law limits General Plan amendments to four per General Plan Element per calendar year. This approval would be the second amendment to the Land Use Element for 2010. In order to avoid amendments in excess of the number permitted by State Law, General Plan amendments for specific projects can be grouped together and adopted by one resolution. Therefore, this proposed General Plan Amendment has been grouped together with the proposed Nielsen General Plan Amendment as a separate item to be heard later on the same agenda and approved with one action (Resolution). All approvals under this agenda item will not become effective until the General Plan Amendment item is approved and effective. Specific Plan amendments are not limited to four per year; however, the proposed Specific Plan amendments have been grouped together with their companion General Plan amendments. Although the General Plan and Eastern Dublin Specific Plan amendments will be acted upon later at this meeting, much of the analysis is repeated here in order to fully understand the application. The General Plan and Eastern Dublin Specific Plan Mixed Use 2/Campus Office land use designation is proposed as follows: This designation provides for a mix of uses including residential, live-work and shopkeeper units, and non-residential uses such as office, retail, restaurants, hotel and entertainment facilities or Campus Office uses consistent with the Campus Office land use designation. The floor area ratio applies to both development options (Mixed Use 2 and Campus Office) and is for the combined 4of10 commercial and residential uses, if residential uses are incorporated, or for commercial uses if commercial is used exclusively. The residential component shall not exceed 50% of the development square footage. Gas stations are not permitted. The combined Mixed Use 2/Campus Office designation does not currently exist and would be added to the General Plan and Eastern Dublin Specific 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. Residential uses, including 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 General Plan and Eastern 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). The Applicant also proposes to redefine the Eastern Dublin Specific Plan subarea for the project site from Tassajara Gateway to a new "Grafton Plaza" subarea. The land use concept of the Tassajara Gateway subarea encourages development of uses that will benefit from their location at the area's two major east-west travel corridors (Interstate 580 and Dublin Boulevard) with the major north-south corridor (Tassajara Road).The project site is approximately 2,000 feet east of the Tassajara Road/Dublin Boulevard intersection and therefore it is appropriate to remove the project site from the Tassajara Gateway subarea. The goal of the Grafton Plaza subarea is to develop a circulation pattern that promotes and accommodates the pedestrian while maintaining adequate vehicular circulation, promotes a lively and vital retail venue, and provides an inviting sense of place. The Grafton Plaza subarea builds off of the adjacent Promenade and Grafton Station projects to establish a residential, commercial and hospitality destination. The proposed Grafton Plaza Subarea is shown below and identified with a 'W'. G Proposed .�»,... Figure 4.2 Planning Subareas f F01 (.1q rf-r; LiE. 1N C$6 V F f -t, 7 V,1,.m _Vp K A U'a`:Gn Plaza 5of10 The request includes amendments to various figures, texts and tables in the General Plan and Eastern Dublin Specific Plan to ensure consistency throughout the documents. Please refer to Exhibit A to Attachment 1 of the Staff Report for the Grafton Plaza and Nielsen General and Specific Plan Amendments (a separate agenda item). Stage 1 Planned Development Rezoning A Stage 1 Development Plan Amendment is proposed in accordance with Section 8.32.140 of the Dublin Zoning Ordinance. The Stage 1 Development Plan includes 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 & Eastern 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 a 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. Under the current proposal, Option 1 would expand the commercial and residential land uses for the site, such as but 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) and the overall project does not exceed 496,519 square feet. 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 ancillary supporting uses including retail, food establishments and similar uses (residential uses would not be allowed under the Campus Office development scenario). Table 2 below summarizes the potential development program on the site under both options. Table 2: Proposed Stage 1 Planned Development Land Use Gross Net FAR Designation Acres Acres (0.45 average) Option 1 Non-Residential Residential (Mixed-Use 2 25.33 23.4 Residential 248,259 sq. ft. max. Development) 248,260 S.F. (+/-235 Residential Units) Option 2 Non-Residential Residential (Campus Office 25.33 23.4 Development) 496,519 S.F. NA 6of10 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. An Ordinance approving a Planned Development (PD) Rezone with a related Stage 1 Development Plan for the Grafton Plaza project is included as Attachment 1. Semi-Public Facilities Policy In 2004, the City Council adopted a Semi-Public Facilities Policy (Attachment 2). 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 to identify semi-public facility sites at the ratio of 1 acre net per 1,000 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 General Plan Amendment proposes additional units. The Campus Office land use designation under the General Plan and Specific Plan currently allows for mixed- use development with up to 50% residential (if certain conditions are met), which is consistent with the project proposal. 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. 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 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 in addition to an extended area and an interested parties list, which includes the Dublin residents that commented on the Mitigated Negative Declaration. A Public Notice was also published in the Valley Times and posted at several locations throughout the City. ENVIRONMENTAL REVIEW: On May 10, 1993, the Dublin City Council adopted Resolution No. 51-93, certifying an Environmental Impact Report (EIR) for the Eastern Dublin General Plan Amendment and Eastern Dublin Specific Plan (Eastern Dublin EIR, SCH #91103064). The certified EIR consisted of a Draft EIR and Responses to Comments bound volumes, as well as an Addendum dated May 4, 1993, assessing a reduced development alternative. The City Council adopted Resolution No. 53-93 approving a General Plan Amendment and a Specific Plan for the reduced area alternative on May 10, 1993. On August 22, 1994, the City Council adopted a second 7of10 Addendum updating wastewater disposal plans for Eastern Dublin. For identified impacts that could not be mitigated to a less than significant level, the City Council adopted a Statement of Overriding Considerations for cumulative traffic, extension of certain community facilities (natural gas, electric and telephone service), 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 Eastern Dublin project proposed urbanization of the almost completely undeveloped Eastern Dublin area, the Eastern Dublin EIR also analyzed conversion of agricultural and open space lands to urban uses. These impacts together with visual and other impacts from urbanization were also determined to be significant and unavoidable. Where the Eastern Dublin EIR identified 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 Eastern Dublin over a 20 to 30 year period. As such, the Eastern 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/Silvers 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 environmental 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-specific 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 Eastern 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. During the public review period, the City received 11 comment letters, which included the following: Office of Planning & Research, dated January 12, 2010 California Department of Transportation, dated February 8, 2010 City of Dublin Police Services, January 8, 2010 City of Dublin Parks & 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 8of10 • 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. A Resolution adopting a Mitigated Negative Declaration, a Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program with the Mitigated Negative Declaration included as Exhibit A and the Response to Comments included as Exhibit B, is included as Attachment 3. Planning Commission Action: On April 13, 2010, the Planning Commission held a public hearing to review the Grafton Plaza project. At the public hearing, the Planning Commission discussed the proposed Mixed Use 2/Campus Office land use designation and the types of uses that would be allowed, the proposed Grafton Plaza subarea and the reasoning behind creating a new subarea, and concerns raised by Dublin resident Ms. Blackman. Ms. Blackman addressed the Planning Commission and spoke in opposition to the project during the Public Hearing. The Planning Commission Agenda Statement is included as Attachment 4 and the draft minutes of the Planning Commission meeting are included as Attachment 5. The Commission deliberated and approved the following resolutions by a 4-0 vote (1 absent): • Resolution 10-15, recommending that the City Council adopt a Mitigated Negative Declaration for Grafton Plaza (Attachment 6); • Resolution 10-16, recommending that the City Council adopt a Resolution amending the General Plan and Eastern Dublin Specific Plan for the Grafton Plaza Project (Attachment 7); • Resolution 10-17, recommending the City Council approve a Planned Development Rezone with a related Stage 1 Development Plan (Attachment 8); 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 future 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 9of10 ratios, building height/stories, architecture and more detailed landscaping as required by City Standards. CONCLUSION: The Applicant's submittal package is included as Attachment 9 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 related 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 supplemental environmental impacts of the project to a less than significant level. ATTACHMENTS: 1) Ordinance approving a PD - Planned Development Rezone with a related Stage 1 Development Plan for Grafton Plaza. 2) Semi Public Facilities Policy. 3) Resolution adopting a Mitigated Negative Declaration, Statement of Overriding Considerations and Mitigation Monitoring and Reporting Program for the Grafton Plaza Project, with the Mitigated Negative Declaration included as Exhibit A and the Response to Comments included as Exhibit B. 4) Planning Commission Agenda Statement, April 13, 2010 (without Attachments). 5) Draft Planning Commission meeting minutes, April 13, 2010. 6) Planning Commission Resolution 10-15 recommending that the City Council adopt a Mitigated Negative Declaration for Grafton Plaza. 7) Planning Commission Resolution 10-16 recommending that the City Council adopt a 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. 8) Planning Commission Resolution 10-17 recommending that the City Council adopt an Ordinance approving a Planned Development Rezone with a related Stage 1 Development Plan for Grafton Plaza. 9) Grafton Plaza booklet. 10 of 10 OF 19 82 STAFF REPORT CITY CLERK DUBLIN CITY COUNCIL File # ❑[2Z]0®-©® 04LIFOR�� 4f/O -.56- DATE: May 18, 2010 TO: Honorable Mayor and City Councilmembers FROM: Joni Pattillo, City Manager SUBJE PA 07-006 Grafton Plaza and PA 07-057 Nielsen Property Residential Project: General Plan and Eastern Dublin Specific Plan Amendments Prepared By: Martha Aja, Environmental Specialist, Mike Porto, Consulting Planner and Kristi Bascom, Consulting Planner EXECUTIVE SUMMARY: The proposed Grafton Plaza 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. The proposed Nielsen Property General Plan and Eastern Dublin Specific Plan amendments would modify the existing land use designation from Rural Residential/Agricultural to Single Family Residential and allow a reduction in the width of on-site streets. FINANCIAL IMPACT: None. RECOMMENDATION: Staff recommends that the City Council (1) Receive Staff presentation; (2) Open the Public Hearing; (3) Take testimony from the Applicants and the Public; (4) Close the Public Hearing and deliberate; and (5) Adopt a Resolution approving amendments to the General Plan and Eastern Dublin Specific Plan for Grafton Plaza (PA 07-006) and the Nielsen Property Residential Project (PA 07-057). Submitted By Revi wed B Community Development Director Assistant anager Page 1 of 9 ITEM NO. ` G:IPA#12007107-006 The Plaza1CC Mtg 5.18.101CCSR Grafton-Nielsen GPA 05 18 10 Finalcf.doc ��' DESCRIPTION: Background: Grafton Plaza The Grafton Plaza project site is located on 25.33 acres generally located south of Dublin Boulevard and east of Tassajara Road (see vicinity map below). The Grafton Plaza project includes a request for approval of General Plan and Eastern Dublin Specific 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 Stage 1 Development Plan. The proposed PD zoning would allow for two development options, which include a mixed-use project or a campus office project. Nielsen Property Residential Project The Nielsen property is 10.9 acres in size and is located within the Eastern Dublin Specific Plan area (see vicinity map below). The Nielsen Property Residential Project includes a request for a General Plan Amendment, Eastern Dublin Specific Plan Amendment, and a Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan. The Applicant is also requesting certification of the Final Supplemental Environmental Impact Report (FSEIR) for the project. Vicinity Map Y cor�¢A(`vnCO u a ht gtitr `s44v Nielsen Project z � A e, DUBLIN �-sxo Grafton Plaza Site 0 Pi.E'iS1V1'ON General Plan and Eastern Dublin Specific Plan Amendments State Law limits General Plan amendments to four per General Plan Element per calendar year. This is the second amendment to the City's Land Use Element, as the City Council approved a General Plan amendment to designate the westernmost and easternmost portions of the vacated right-of-way of Scarlett Court as Business Park/Industrial and Outdoor Storage on April Page 2 of 9 20, 2010. In order to avoid amendments in excess of the number permitted by State law, General Plan amendments for specific projects can be grouped together and adopted by one resolution. Therefore, the proposed General Plan Amendments for the Grafton Plaza Project and the Nielsen Property Residential Project have been grouped together to be heard on the same agenda and approved with one action (Resolution). The companion approvals associated with Grafton Plaza and the Nielsen Residential Project will be heard as separate agenda items at the May 18, 2010 City Council meeting and will not become effective until the General Plan Amendments are approved and effective. Specific Plan amendments are not limited to four per year; however, the proposed amendments have been grouped together with their companion General Plan Amendments. Please refer to the separate Staff Reports for the Grafton Plaza Project and Nielsen Property Residential Project for a complete discussion of the proposed projects and related entitlements. ANALYSIS: Grafton Plaza The Applicant is requesting approval of General Plan and Eastern Dublin Specific Plan Amendments to re-designate the site from Campus Office to a new flexible land use designation: Mixed Use 2/Campus Office. This land use designation — in combination with a Planned Development Rezone—would allow for two development options: a mixed-use project or a campus office project. The proposed amendment would also create a new Specific Plan subarea (Grafton Plaza). The proposed General Plan and Eastern Dublin Specific Plan Mixed Use 2/Campus Office land use designation is proposed as follows: This designation provides for a mix of uses including residential, live-work and shopkeeper units, and non-residential uses such as office, retail, restaurants, hotel and entertainment facilities or Campus Office uses consistent with the Campus Office land use designation. The floor area ratio applies to both development options (Mixed Use 2 and Campus Office) and is for the combined commercial and residential uses, if residential uses are incorporated, or for commercial uses if commercial is used exclusively. The residential component shall not exceed 50% of the development square footage. Gas stations are not permitted. The combined Mixed Use 2/Campus Office designation does not currently exist and would be added to the General Plan and Eastern Dublin Specific 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. Residential uses, including shopkeeper and live-work, are only allowed under the Mixed Use 2 designation and could comprise up to 50% of the floor area ratio (FAR) for the project site (248,259 square feet). The General Plan and Eastern 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 Page 3 of 9 generation, meet a specific housing need, encourage pedestrian access to employment and shopping or create an attractive, socially-interactive neighborhood environment). The Applicant also proposes to redefine the Eastern Dublin Specific Plan subarea for the project site from Tassajara Gateway to a new"Grafton Plaza"subarea. The land use concept of the Tassajara Gateway encourages development of uses that will benefit from their location at the area's two major east-west travel corridors (Interstate 580 and Dublin Boulevard) with the major north-south corridor (Tassajara Road). The project site is approximately 2,000 feet east of the Tassajara intersection and therefore it is appropriate to remove the project site from the Tassajara Gateway subarea. The goal of the Grafton Plaza subarea is to develop a circulation pattern that promotes and accommodates the pedestrian while maintaining adequate vehicular circulation, promotes a lively and vital retail venue, and provides an inviting sense of place. The Grafton Plaza subarea builds off of the adjacent projects (Promenade and Grafton Station) to establish a residential, commercial and hospitality destination. The proposed Grafton Plaza Subarea is shown below and identified with a"K". G Proposed Figure 4.2 Planning Subareas A Tassajara Gateway _ a'�'� Ei T,y nCaring u,A. D ratrn flat ,_rAsr�nr,�grt E Fallen v iloq,m Ce,,ie, C•lH n F Ta Rr�t � =AI,r v hra ,, D irrsMav K A D '� H Cw,Ay CL,itCr ., ,.,.. I lE,3eien!,a Ga;eviay cerlwr K GraO=etaza The request includes related amendments to various figures, texts and tables in the General Plan and Eastern Dublin Specific Plan to ensure consistency throughout the documents. The following is a summary of the proposed amendments for the Grafton Plaza Project. Table 2.1 of the General Plan in addition to Table 4.1 of the Eastern Dublin Specific Plan would be amended as follows: • Add 25.33 acres of Mixed Use 2/Campus Office; • Add 496,519 SF and 260 SF/employee; • Remove 25.33 acres&496,519 SF of Campus Office &adjust jobs column accordingly; and • 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 Specific Plan would be amended as follows: o Add .497 MSF for Mixed Use 2/Campus Office and adjust jobs column &population column accordingly; Page 4 of 9 • Remove .497 MSF from Campus Office and adjust jobs column &population column accordingly; and • Add a footnote regarding how the chart will be amended if the project 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: Q Remove 25.33 acres from Campus Office and adjust development potential square footage. 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 Eastern Dublin Specific Plan would be amended to include the Mixed Use 2/Campus Office land use designation,which includes a list of anticipated uses. Appendix 3 of the Eastern Dublin Specific Plan would be amended as follows: • Remove 25.33 acres&496,519 SF of Campus Office from the Tassajara Gateway; and • Add new subarea (Grafton Plaza)to the table. Appendix 4 of the Eastern Dublin Specific Plan would be amended as follows: • Revise#19 (Pao Lin Areas F, G & H) land use summary by removing 25.33 acres & 496,519 SF of Campus Office. • Add 25.33 acres to Mixed Use 2/Campus Office with 496,519 SF. • Add a footnote regarding how the chart will be amended if the project develops as a mixed use project with residential units. Nielsen Property Residential Protect The Applicant is requesting approval of General Plan and Eastern Dublin Specific Plan Amendments to modify the land use designation from Rural Residential/Agriculture (1 unit/100 acres) to Single Family Residential (0.9 to 6.0 units/acre) and to reduce the width of on-site streets. The request includes amendments to various figures, texts and tables in the General Plan and Eastern Dublin Specific Plan to ensure consistency throughout the documents. The following is a list of the proposed amendments for the Nielsen Property Residential Project. Proposed General Plan Amendments: Figure 1-1 a:Land Use Map Update map to change the Nielsen Property land use designation from Rural Residential/Agriculture to Single Family Residential. Page 5 of 9 Figure 1-2:Dublin General Plan Eastern Extended Planning Area Update map to change the Nielsen Property land use designation from Rural Residential/Agriculture to Single Family Residential. Chapter 2, Table 2.1 Amend Table 2.1 by removing 10.9 gross acres from Rural Residential and add 10.9 gross acres to Single Family. Remove 1 unit from Rural Residential and add 36 units to Single Family. Adjust totals accordingly. Section 5.1.1 6. RESIDENTIAL STREETS Curb to Curb 36' (32' single loaded). 29' single-loaded permitted with Planned Development zoning. Right-of-way 46'. 45' double-loaded or 34' single-loaded permitted with Planned Development zoning. Sidewalk 5'. 4.5'where houses front on street permitted with Planned Development zoning. 7. CUL-DE-SACS Curb to curb 36'. 29' single-loaded permitted with Planned Development zoning. Right-of-way 46'. 45' double-loaded or 34' single-loaded permitted with Planned Development zoning. Sidewalk 5'. 4.5'where houses front on street permitted with Planned Development zoning. Appendix A Add this project to list of amendments and approvals: Nielsen Property, Resolution No., bate Adopted and GP updated. Proposed Eastern Dublin Specific Plan Amendments: Table 4.1 Amend Table 4.1 by removing 10.9 gross acres from Rural Residential and add 10.9 gross acres to Single Family. Remove 1 unit from Rural Residential and add 36 units to Single Family and adjust totals accordingly. Table 4.2 Amend Table 4.2 by removing 1 unit from Rural Residential and add 36 units to Single Family and adjust population numbers accordingly. Table 4.3 Amend Table 4.3 by removing 1 unit from Rural Residential and add 36 units to Single Family and adjust population numbers accordingly. Table 4.10 Amend Table 4.10 by removing 10.9 gross acres from Rural Residential and add 10.9 gross acres to Single Family. Remove 1 unit from Rural Residential and add 36 units to Single Family adjust totals accordingly. Page 6 of 9 Figure 4.9 Update map to change Nielsen Property land use designation from Rural Residential/Agriculture to Single Family Residential. Figure 6.1 Update map to change Nielsen Property land use designation from Rural Residential/Agriculture to Single Family Residential. APPENDIX 3 Amend Appendix 3 by removing 10.9 gross acres from Rural Residential and add 10.9 gross acres to Single Family. Remove 1 unit from Rural Residential and add 36 units to Single Family adjust totals accordingly. APPENDIX 4: Amend Appendix 4 by changing #9 Owners Name to Nielsen. Change Land Use Category from Rural Residential/Agriculture to Single Family Residential, change Acres from 10.0 to 10.9, and change Density from .01 to 3.3 and units from 1 to 36. A Resolution approving amendments to the General Plan and Eastern Dublin Specific Plan for both Grafton Plaza (PA 07-006) and the Nielsen Property Residential Project (PA 07-057) is included as Attachment 1 to this Staff Report. NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with State law, a public notice was published in the Valley Times and posted at several locations throughout the City. A notice of this hearing was mailed to those requesting such notice 10 days before the hearing and property owners and residents within 300' of the project sites. As noted in the other Grafton Plaza Staff Report, a notice was sent to an expanded area and an interested parties list. The Staff Report and attachments were made available for public review prior to the public hearing. ENVIRONMENTAL REVIEW: On May 10, 1993, the Dublin City Council adopted Resolution No. 51-93, certifying an Environmental Impact Report (EIR) for the Eastern Dublin General Plan Amendment and Eastern Dublin Specific Plan (Eastern Dublin EIR, SCH #91103064). The certified EIR consisted of a Draft EIR and Responses to Comments bound volumes, as well as an Addendum dated May 4, 1993, assessing a reduced development alternative. The City Council adopted Resolution No. 53-93 approving a General Plan Amendment and a Specific Plan for the reduced area alternative on May 10, 1993. On August 22, 1994, the City Council adopted a second Addendum updating wastewater disposal plans for Eastern Dublin. For identified impacts that could not be mitigated to a less than significant level, the City Council adopted a Statement of Overriding Considerations for cumulative traffic, extension of certain community facilities (natural gas, electric and telephone service), 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 Eastern Dublin project proposed urbanization of the almost completely undeveloped Eastern Dublin area, the Eastern Dublin EIR also analyzed conversion of agricultural and open space lands to urban uses. These impacts, together with visual and other impacts from urbanization, were also determined to be significant and unavoidable. Where the Eastern Dublin EIR identified impacts that could be mitigated, the previously adopted Page 7 of 9 mitigation measures continue to apply to implementing projects such as Grafton Plaza and the Nielsen Property Residential Project, as appropriate. The Eastern Dublin EIR was a Program EIR and evaluated the potential environmental effects of urbanizing Eastern Dublin over a 20 to 30 year period. As such, the Eastern 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, Silvera Ranch, Dublin Ranch, and Fallon Village have been approved, relying on the Program EIR. Grafton Plaza 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, of which Grafton Plaza is a part. The City, as the Lead Agency, prepared an Initial Study to determine whether there would be significant environmental impacts occurring as a result of the Grafton Plaza project beyond or different from those already addressed in the Eastern Dublin EIR and 2000 MND. Based on the Grafton Plaza project description, the Initial Study determined that the project could result in additional significant, but mitigatable, site-specific impacts. Therefore, a Mitigated Negative Declaration (MND) was prepared in accordance with CEQA Guidelines sections 15162/3. The project assessed in this MND includes, amendments to the General Plan and Eastern 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. During the public review period,the City received 11 comment letters. Although not required by CEQA, the City prepared responses to the various comment letters, providing the City's good faith and reasoned analysis as to the environmental issues raised in the comments. The City Council is considering a Resolution to adopt the Mitigated Negative Declaration for Grafton Plaza as a separate item to be heard on the same agenda. Nielsen Property Residential Project The City, as the Lead Agency, prepared an Initial Study to determine whether there would be significant environmental impacts occurring as a result of the Nielsen project beyond or different from those already addressed in the Eastern Dublin EIR. Based on the project description, the Initial Study determined that although many of the anticipated impacts had been adequately addressed, the project could result in additional significant site-specific impacts. Therefore, a Supplemental Environmental Impact Report (SEIR) was prepared in accordance with California Environmental Quality Act (CEQA) laws and regulations. The project assessed in the SEIR included amendments to the General Plan and Eastern Dublin Specific Plan (including revised land uses), a Stage 1 Planned Development Amendment and Stage 2 Planned Development Rezone, and Vesting Tentative Subdivision Map. The SEIR was prepared for the project and circulated for public review from February 2, 2009 to March 25, 2009. In compliance with CEQA, the City prepared responses to the various comment letters, which are contained in the Final SEIR. Page 8 of 9 The City Council is considering a Resolution to certify the Final Supplemental Environmental Impact Report and adopt environmental findings under CEQA for the Nielsen Property Residential Project as a separate item to be heard on the same agenda. PLANNING COMMISSION ACTIONS: Grafton Plaza The Planning Commission reviewed the Grafton Plaza project at a public hearing on April 13, 2010. The Commission deliberated and approved Resolution 10-16, recommending that the City Council adopt a Resolution amending the General Plan and Eastern Dublin Specific Plan for the Grafton Plaza Project(Attachment 2); For reference purposes, the Planning Commission Staff Report, Resolutions, and draft minutes for the April 13, 2010 Planning Commission meeting are included with the Grafton Plaza Planned Development Rezone Staff Report(a separate agenda item). Nielsen Property Residential Protect The Planning Commission reviewed the Nielsen project at a public hearing on April 27, 2010. The Commission deliberated and approved Resolution 10-19, recommending that the City Council adopt a Resolution amending the General Plan and the Eastern Dublin Specific Plan for the Nielsen Property(Attachment 3); For reference purposes, the Planning Commission Staff Report, Resolutions, and draft minutes for the April 27, 2010 Planning Commission meeting are included with the Nielsen Property Residential Project Planned Development Rezone Staff Report(a separate agenda item). CONCLUSION: Approval of amendments to the General Plan and Eastern Dublin Specific Plan would allow the future development of the Grafton Plaza site under one of two options: either a mixed use development with up to 50% of the development consisting of residential uses, or a campus office development. Approval of amendments to the General Plan and Eastern Dublin Specific Plan would allow the future development of up to 36 residential units and related infrastructure on the Nielsen Property. ATTACHMENTS: 1. Resolution approving amendments to the General Plan and Eastern Dublin Specific Plan for Grafton Plaza (PA 07-006) and the Nielsen Property Residential Project(PA 07-057) 2. Planning Commission Resolution 10-16 recommending that the City Council adopt a 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. 3. Planning Commission Resolution 10-19 recommending that the City Council adopt a Resolution amending the General Plan and the Eastern Dublin Specific Plan for the Nielsen Property Page 9 of 9 ORDINANCE NO. 10 - 10 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * * APPROVING A PD-PLANNED DEVELOPMENT REZONE AND RELATED STAGE 1 DEVELOPMENT PLAN FOR THE GRAFTON PLAZA PROJECT (APN 985-0061-010 & 985-0061-004) PA 07-006 THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS: Section 1. RECITALS A. The Grafton Plaza project site is located in Dublin Ranch Area H. Through Ordinance 6-00, the City Council adopted PD-Planned Development zoning and a related Stage 1 Development Plan which, among other approvals, established the maximum square footage of development for Dublin Ranch Area H, including a maximum of 860,528 square feet and an average density of 0.45 FAR for Campus Office parcels. B. The approved Stage 1 Development Plan designated the Grafton Plaza project site as Campus Office, and allowed campus office uses, conditional uses (e.g., hotel/motel), temporary uses, and residential uses (on no more than 50% of the developed area) subject to specified conditions. C. The Grafton Plaza project formalizes the residential mixed use and campus office development options that have long been in the Campus Office land use designation. Through Resolution No. 76-10, the City Council approved a new Mixed Use 2/Campus Office land use designation in the General Plan and Eastern Dublin Specific Plan for the Grafton Plaza site. This is a flex designation that allows future development of the site as a mixed use residential project or as a campus office project. D. The Grafton Plaza Stage 1 Development Plan, as set forth below, provides for future development of Option 1 as a mixed use residential project or Option 2 as a campus office project. Future developers may choose either option through approval of a PD-Stage 2 Development Plan and related Site Development Review. E. The Planning Commission recommended adoption of the PD-Stage 1 Development Plan through Resolution 10-16 following a properly noticed public hearing on April 13, 2010. F. The City Council considered the Planning Commission recommendation at a properly noticed public hearing on May 18, 2010 at which time all interested parties had the opportunity to be heard. The City Council considered the adopted Mitigated Negative Declaration and prior environmental documents, and all above referenced reports, recommendations and testimony to evaluate the Project, including the PD zoning. Page 1 of 20 Section 2. FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows: 1. The Grafton Plaza Planned Development Zoning, including a Stage 1 Development Plan, meets the purpose and intent of Chapter 8.32 in that it maintains the character and density of the previously approved development plan while providing the potential for a more diverse mix of uses through the residential mixed use option. The development plans maintain a desirable use of land that complements surrounding land uses, in particular that provides office and other non-residential uses in close proximity to residential uses and anticipated retail uses in the Promenade development to the north of the site. 2. The PD rezone with Stage? Development Plan will be harmonious and compatible with existing and potential development in the surrounding area in that the Project continues to reflect and implement the type and scale of development envisioned in the General Plan and Eastern Dublin Specific Plan. The Project is generally similar to the character and density of the previously approved PD Stage 1 Development Plan. It provides attractive and interesting development on a visible site and maintains pedestrian and bicycle connectivity to anticipated retail uses nearby and to nearby residential development. B. Pursuant to Section 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows: 1. The PD rezone with Stagel Development Plan will be harmonious and compatible with existing and potential development-in the surrounding area in that the Project continues to reflect and implement the type and scale of development envisioned in the General Plan and Eastern Dublin Specific Plan. The Project is generally similar to the character and density of the previously approved PD Stage 1 Development Plan. It provides attractive and interesting development on a visible site and maintains pedestrian and bicycle connectivity to anticipated retail uses nearby and to nearby residential development. 2. The Project site is physically suitable for the type and intensity of the zoning district being proposed in that the site contains no significant physical constraints. It slopes gently from north to south and has previously been graded and filled. The Project maintains the general character and density of the previously approved PD Stage 1 Development Plan and will implement all Project and previously adopted CEQA mitigation measures related to potential environmental impacts associated with development of the site. With four street frontages the Project site is highly accessible and provides for extensive pedestrian and bicycle mobility. 3. The PD rezoning with Stage 1 Development Plan 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 because the Project will comply with all applicable development regulations and standards and will implement all applicable mitigation measures in the Project MND and the prior EIR and MND. Page 2 of 20 4. The PD rezoning with Stage 1 Development Plan is consistent with the Dublin General Plan and Eastern Dublin Specific Plan in that the development plan is consistent with and implements the newly created Mixed Use 2/Campus Office land use designation. C. Pursuant to the California Environmental Quality Act, on May 18, 2010 the City Council adopted Resolution No. 75-10 adopting a Mitigated Negative Declaration, Statement of Overriding Considerations and Mitigation Monitoring and Reporting Program for the Grafton Plaza project. D. All of the, above referenced resolutions and ordinances are incorporated herein by reference and available for review at City Hall during normal business hours. Section 3. ZONING MAP AMENDMENT. Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Dublin Zoning Map is amended to rezone the following property ("the Property") to a PD-Planned Development district: 25.33 gross acres; APN 985-0061-010 & 985-0061-004. A map of the rezoning area is shown below: � NNcot tm-, \l A�Pp DU AM UNQ3 MM DUBLO;)MNCH DUBLIN CENTXAL I MBL", I-580 !� PROJECr srrr *41, to Page 3 of 20 Section 4. STAGE 1 DEVELOPMENT PLAN APPROVAL The regulations for the use, development, improvement, and maintenance of the subject property are set forth in the following PD-Stage 1 Development Plan, which is hereby approved. The PD-Stage 1 Development Plan identifies two development options. Option 1 is for mixed use, commercial and residential development in accordance with the specified standards. Option 2 is for campus office development (with no residential units) in accordance with the specified standards. Future developers may choose to pursue either option, pursuant to approval of a PD-Stage 2 Development Plan and related Site Development Review. Any amendments to the approved PD-Stage 1 Development Plan shall be in accordance with Section 8.32.080 of the Dublin Municipal Code. The PD-Stage 1 Development Plan consists of the items and plans identified below. 1. Statement of uses. Option 1: Mixed Use Residential Development 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: Key Permitted P Conditional Use Permit CUP Temporary Use Permit TUP Commercial Use Type Office/Service - Offices and professional service establishments uses including, but not P CUP TUP limited to: 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, X etc Medical and dental offices X Architect, engineer, design services X Employment agency X Hair/ Beauty salon/Nail salon/Tanning X Salon/Similar Personal Services Page 4 of 20 Office/Service Uses Continued: P CUP TUP 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 X access centers Hotel and spa X Meeting/Function Rooms (part of another permitted use, and with or without food X and/or alcohol service) Sports Club/Fitness Facility X Parking lot 1 X Meeting/Function Rooms (not part of another permitted use, and with or without food X and/or alcohol service) Indoor Recreation (yoga, aerobics, martial X arts, dance, etc.) 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. Page 5 of 20 Retail - Community-serving retail uses P CUP TUP including, but not limited to: General merchandise store, including X specialty food Antiques X Audio, Computer, and Electronic equipment X Bookstore X Bicycle shop X Clothing and Accessories X Drug store X Eating and drinking establishments: Full-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, X delicatessen, bakery, ice cream shop, smoothie shop, sandwich shop, or other similar uses Micro-brewery X Outdoor dining associated with an X eating and drinking establishment Wine or liquor bar, cocktail lounge, etc X Florist X Gifts/ Specialty store X Hobby/ Special interest store X Jewelry and cosmetic store X Music Store X Liquor/Wine Store X Pet Supplies with/without grooming X Office supply store X Page 6 of 20 Retail Uses continued: P CUP TUP Shoe store X Toy store X Home Furnishings X Dry Cleaning/Laundry Services (no plant X on premises permitted) Parking lot X Permanent Kiosks, Newspaper/Magazine Stands and other similar outdoor retail X sales associated or not associated with an existing business Community Care Facility- Large X Free standing newspaper and magazine X stand/kiosk Temporary outdoor sale (sidewalk sale) 3 X Temporary outdoor sale (sidewalk sale) 4 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. 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. Retail - Prohibited uses including, but not limited to: Drive through establishments of any type 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 best suited for specialty 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 shall 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. Page 7 of 20 Shopkeeper Local retail and craft related uses and services including, but P CUP TUP not limited to: Art gallery X Artist, graphic designer X Bookstore X Clothing/Apparel/Accessories X Indoor dining X Medical or dental offices X Tutoring/Educational Consulting Services 1 X Dry cleaners, Drop-off and pick-up only X 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, X Legal, Optometric, Psychology, Real Estate, Travel Agency, Miscellaneous consulting services, etc. Sale of food and/or beverages, prepared or X not prepared on premises Home occupation per Chapter 8.84 of the Dublin Zoning Ordinance in the Residential X portion of the Shopkeeper Unit Parking lot 2 X Computers/ Electronic equipment and X repair Outdoor dining X Craftsperson shop (woodworking, furniture making, ceramics, etc)3 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. 3. Conducted in accordance with the regulations of the zoning ordinance. Page 8 of 20 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 chemical 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 conditionally permitted above Dance / night club Teaching of organized classes totaling more than six (6) persons at a time Dry cleaners , where process is conducted on premises Fortune telling, astrology, palmistry, 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 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. 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 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 total residential/commercial unit may be rented as one unit. Page 9 of 20 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 applicable to Live/Work units shall 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 P CUP TUP to : Artist, Artisan, or photography studio X Counseling services ' X Desktop publishing X Employment agency/ executive search X consulting Financial services (mortgage broker, X financial planner, etc.) Pet supplies with/without grooming X Professional offices and services including: Advertising, Appraisal, Accounting, Architectural, Dental, Engineering, X Insurance, Legal, Medical, Optometric, Psychology, Real Estate, Travel Agency, Miscellaneous consulting services, etc. Tutor/ Educational consultant/ Instructor ' X Writer/Technical advisor X Sale of food and/ or beverages, prepared X on premises; includes catering 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. Page 10 of 20 Live/Work 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 chemical 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 Dance / night club Sale of food and or beverages, other than those items prepared on premises Teaching of organized classes totaling more than six (6) persons at a time Dry cleaners or Laundromats Fortune Telling, astrology, palmistry, 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 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. Page 11 of 20 Residential Use Type Residential units proposed for this project are intended to be for-sale units. The size and arrangement for the residential dwellings should reflect the attitude of luxury, creativity and urban lifestyles. Residential Permitted uses including, but P CUP TUP not limited to : Multi-family dwellings X Condominiums X Community facilities (pool, spa, fitness X room, small theater, etc.) Community clubhouse (event area for X small gatherings, kitchen, etc.) Home occupation per Chapter 8.84 of the X Dublin Zoning Ordinance Parking lot 1 X Community Care Facility- Large X Family day care home per Chapter 8.08 X of the Dublin Zoning Ordinance- Large 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. Statement of Uses. Option 2: Campus Office Development The following are the Permitted, Conditionally Permitted, and Temporarily Permitted land uses allowed in Grafton Plaza's Planned 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 P CUP TUP uses including, but not limited to : Accessory and incidental amenity uses to offices, including but not limited to employee cafeterias, employee fitness X centers, day care centers, and employee training facilities. Administrative headquarters X Ancillary uses which provide support X services to businesses and employees Page 12 of 20 Campus Office - Office and ancillary P CUP TUP uses Continued : including but not limited to: restaurants, convenience shopping, copying services, blueprinting, printing and branch banks Business and commercial services X Business, corporate, professional, X technical, and administrative offices Cellular and wireless communication facilities, minor, subject to Site X 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 Broadcasting stations or studios, X excluding sending and receiving towers Health services/clinics X Hotel/motel X Hospital/medical center X Limited light manufacturing, assembly, warehousing and distribution activities X (uses that do not produce noxious odors, hazardous materials, or excessive noise) Other uses that could meet the intent of the Campus Office land use designation X as determined by the Community Development Director Recreational facility/indoor (yoga, X aerobics, martial arts, dance, etc.) Arts and crafts fair X Festival/street fair X Temporary construction trailers and X ancillary construction facilities Page 13 of 20 2. Stage 1 Site Plan. =C W. 1 '. P co 1tn f _ J _,a 7Sun.—Resv3¢ntinde iderttaf 3. Site area, proposed densities. The gross area of the site is 25.33 acres; the net area of the site is 23.4 acres. The density for the site is 0.45 FAR. a. Mixed-Use Residential Development: Total amount of development. Based on the 0.45 FAR, the maximum of amount of development is 496,519 square feet, including residential and non-residential development. Allocation of development. The residential component shall not exceed 50% of the developed area; i.e., shall not exceed 248,259 square feet. The balance of permissible square footage is allocated to non-residential uses. b. Campus Office Development: Total amount of development. Based on the 0.45 FAR, the maximum of amount of development is 496,519 square feet and shall include uses that are consistent with the Campus Office land use designation and shall not include residential uses. Page 14 of 20 4. Grafton Plaza Siting and Design Standards & Guidelines: Construction of Grafton Plaza will include a circulation pattern that promotes and accommodates the pedestrian while maintaining adequate vehicular circulation, promotes a lively and vital retail venue, and provides an inviting sense of place to live and work for residents and visitors. Development in Grafton Plaza is intended to complement the adjacent Promenade and Grafton Station projects to establish a residential, commercial and hospitality destination. The following standards and guidelines shall be reflected in future PD-Stage 2 Development Plans and Site Development Reviews. FORM Development shall be designed with interconnected pedestrian and vehicular circulation. Development should be urban, with activated uses encouraged along the ground floor spaces of public and private streets. BUILDING SITING • Buildings with dominant architectural styles and/or greater height at the Grafton Plaza Gateway (intersection of Grafton Street and Dublin Blvd.) shall be placed to emphasize the importance of this entry to Grafton Plaza, in relation to Grafton Station and the Promenade. • Corners of buildings at Grafton Plaza should include vertical elements, unique architectural features, upper story balconies, towers, or related features that aid in creating a sense of arrival and place. Building heights should step back from Dublin Boulevard. Active uses of the buildings shall orient to the adjacent streets. BUILDING MASSING AND DETAILING Buildings shall be designed to relate to pedestrian scale on the ground floor and to provide a feeling of enclosure for common open areas. Building heights should step back from Dublin Boulevard. • Building massing should be varied to provide interest and diversity. This can be achieved by varying the story height. • Buildings should be appropriately scaled and include fagade treatments such as multi-storied and/or stepped facades. • Consistent design quality, materials and detailing, and building massing of the architecture shall be applied to all facades. • Street level architecture shall be human scaled and possess a high level of detailing. The massing of individual buildings shall be broken into three or more primary forms through changes in features such as volume, wall heights, roof forms, parapet heights, and offsets in wall planes. Page 15 of 20 LANDSCAPE/OPEN SPACE • An entry plaza at the Grafton Street/Dublin Boulevard intersection shall be provided to create a sense of arrival. This space shall permit active uses and orient to adjacent uses on-site and those at Grafton Station and the Promenade. • Internal plaza spaces for public use shall be provided that allows a range of activities including outdoor dining, seating, and other events. The space shall incorporate elements such as gardens, fountains, and public art. • Public and private spaces shall be incorporated into the project to incorporate landscaping and outdoor use. • The development shall be linked with the adjacent water quality basin trail and open space located to the south. • Pedestrian areas shall be furnished with benches, trash receptacles, lighting, bike parking, and other attractive and creature comfort elements. ENTRIES • Building entries shall be located in convenient locations and front the streets and/or public spaces to activate the street and provide eyes on the street. • Building lobbies shall front streets or public spaces to provide convenient access and be visually identifiable. • Buildings should not turn their backs to public streets. Where this is not practical, the building shall be designed to activate the street and provide pedestrian level features such as entries, windows, or commercial spaces. PARKING • Parking shall be integrated into parking structures or surface lots. Surface lots shall be screened from off-site views as feasible. On street parking spaces should be provided to permit convenient short term parking, provide scale, and a buffer between the sidewalk/pedestrian zone and the street. • Shared parking may be incorporated into the project to limit the amount of space delegated to automobiles. • The use of public transit and other modes of transportation shall be encouraged. CIRCULATION • Circulation shall be designed to provide interconnected streets and pedestrian routes. • On-site streets shall be designed to minimize the impact of the automobile upon the pedestrian-oriented project e.g., narrowing curb-to-curb widths, providing roundabouts, corner bump outs and other traffic calming features. Page 16 of 20 Sidewalks and plazas should be designed with wider dimensions to accommodate outdoor seating, window shopping, human interaction, and pedestrian circulation. Utilize the existing bus stop along Dublin Boulevard. • Space for resident, employee, and shopper pick-up and drop-off should be integrated into the street design. Loading spaces should be located in places that do not impact primary pedestrian spaces or site circulation and should be screened from view where feasible. • Safe, convenient and attractive pedestrian uses and circulation shall be provided for between buildings. 5. Phasing plan. 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 include existing and proposed land uses, major features of the circulation system; including any existing and proposed arterials and collector streets; other infrastructure requirements including water supply, wastewater collection, treatment and disposal and drainage systems. Utility, access, grading and emergency services shall be provided to meet the needs of the project. The intensity of the buildings in any phasing plan shall not exceed the square footages as set forth in the previous sections. Of the proposed total building area, no more than 50% (248,259 square feet) shall be allocated as residential square footage. Page 17 of 20 6. Master neighborhood landscaping plan. GRA"011 PLAM [)LEN RANCH-AREA H --KIN CAI K" G.NwoY Inlen«non iF I mm.ry NoNn idmnh �' �Y 5«orubry Prof«r k.nnry ^ •'°" GRAFTON PLAZA PROJECT SITE MASTER NEIGHBORHOOD IANDSCAPE%NJ do�_cenn«xon f I Taniary Pre1 Id I NcwiH ��h,ilWWnrWmW,�rI I' I - IfrtT'1�frllit:�jL L r r 0' 100' 200' 300' ui il{�i �a°mrf, I EXISTING WATER QUALITY BASIN {1/1yyJ u.ilJwl1 r - NOVEMBER 1009 �. — 17T'TpORryp Rtfll M'L �" , i I R.1RIn dP uI�'rtIi1TIR`i7�I�1N � �� I IN'FRSTnTE 5?i 7. Statement of Consistency with General Plan and Specific Plan. The PD rezoning and related Stage 1 Development Plan is consistent with the General Plan and Eastern Dublin Specific Plan as amended through Resolution No. 76-10, approving the companion General Plan and Eastern Dublin Specific Plan amendments. 8. Inclusionary zoning regulations. 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 through an Affordable Housing Agreement to be considered in conjunction with a Stage 2 Development Plan and Site Development Review. Page 18 of 20 9. Aerial photo. i OS } + GC Ud � ;mss a� r GC _ «aa a ..;' CO CU <• GRAFTON PLAZA , 10. Water quality pond. Notwithstanding any other provisions of this ordinance, the existing water quality pond is permitted pursuant to Ordinance 26-05. Section 5. RELATION TO PRIOR ORDINANCE. This ordinance supersedes Ord. 6-00 as to the Grafton Plaza site only. Section 6. Pursuant to the Dublin Zoning Ordinance, section 8.32.060.C, the use, development, improvement, and maintenance of the Project area shall be governed by the provisions of the closest comparable zoning district (Campus Office, C-O) as determined by the Community Development Director and of the Dublin Zoning Ordinance except as provided in the Stage 1 Development Plan. Section 7. EFFECTIVE DATE AND POSTING OF ORDINANCE This Ordinance shall take effect and be in force thirty (30) days from and after the date of its passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. Page 19 of 20 PASSED, APPROVED AND ADOPTED this 1St day of June 2010 by the following vote: AYES: Councilmembers Biddle, Hart, Hildenbrand, Scholz, and Mayor Sbranti NOES: None ABSENT: None ABSTAIN: None f Mayor ATTEST: 1 City Clerk Ord No. 10-10,Adopted 6-1-10, Item 4.2 Page 20 of 20