HomeMy WebLinkAbout4.3 - 2553 Kaiser Nissan 2nd Reading
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STAFF REPORT
CITY COUNCIL
DATE: May 7, 2019
TO: Honorable Mayor and City Councilmembers
FROM:
Christopher L. Foss, City Manager
SUBJECT:
Kaiser Commercial - Nissan (PLPA-2019-00003)
Prepared by: Amy Million, Principal Planner
EXECUTIVE SUMMARY:
The City Council will consider a request by the property owner to adopt an ordinance
amending the Planned Development Zoning Stage 1 Development Plan and a new
Stage 2 Development Plan for the entire 14.89 acre Kaiser Commercial Site. On April
16, 2019, the City Council help a public hearing and introduced this Ordinance. The City
Council also approved a Site Development Review Permit for a proposed 31,840 s.f.
Nissan dealership on the southern portion of the site adjacent to I -580. The City Council
is now requested to hold a second reading of the Ordinance approving the Planned
Development Zoning District and related Stage 1 and Stage 2 Development Plan for the
project. The zoning will continue to only allow commercial uses (no residential is
permitted on this property).
STAFF RECOMMENDATION:
Waive the reading and adopt an Ordinance Amending the Zoning Map and Approving a
Planned Development Zoning District with a related Stage 1 and Stage 2 Development
Plan for the Kaiser Commercial project.
PROJECT DESCRIPTION:
Background
The 14.89 acre project site is located south of Dublin Boulevard between Grafton
Station and the Kaiser Dublin Medical Center as shown in Figure 1 below. It is bound by
I-580 to the south.
In 2016, City Council approved a Planned Development Zoning District with a Stage 1
Development Plan for the subject site as part of the Kaiser Dublin Medical Center
Project (Ordinance 7-16). The Kaiser Dublin Medical Center Project included the subject
site as Phase 1B with the intention of it being developed with a mix of commercial uses.
Because of the financial benefits arising from commercial development, the City
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included a provision in the development agreement that required Kaiser to actively
market Phase 1B and imposed financial consequences on Kaiser if it had not sold the
site in a timely manner. As part of that project, the property was given a new land use
designation of Medical Campus/Commercial. This designation accommodates a range
of commercial uses including regional- and community-serving retail uses, professional
and administrative offices, hotel, entertainment, automotive sales, and eating and
drinking establishments.
On April 16, 2019, the City Council held a public hearing to consider the proposed
project. A copy of the Staff Report for the April 16, 2019 meeting, without attachments,
is included as Attachment 1. At the meeting, the City Council waived the reading and
introduced an Ordinance to adopt a Planned Development Rezone with a related Stage
1 and Stage 2 Development Plan. The City Council also adopted a resolution approving
the Site Development Review Permit for the Nissan automobile dealership that is
proposed to located on Parcel 4 adjacent to I -580. All future development of the
remainder of the site will be subject Site Development Review Permit approval by the
Planning Commission.
The City Council will hold a second reading of the Ordinance amending the Planned
Development Zoning District. The Ordinance is included as Attachment 2.
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ATTACHMENTS:
1. City Council Staff Report dated April 16, 2019, without Attachments
2. Ordinance Approving Planned Development Zoning for the Kaiser Commercial
Property
3. Public Comment
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STAFF REPORT
CITY COUNCIL
DATE: April 16, 2019
TO: Honorable Mayor and City Councilmembers
FROM: Christopher L. Foss, City Manager
SUBJECT: Kaiser Commercial - Nissan (PLPA-2019-00003)
Prepared by: Amy MIllion, Principal Planner
EXECUTIVE SUMMARY:
The City Council will consider approval of a 31,840 square foot automobile dealership
adjacent to the freeway on the southern portion of the 14.89 acres of the Kaiser
Commercial property. The application includes an amended Planned Development
Zoning Stage 1 Development Plan and approval of a Stage 2 Development Plan for the
entire Kaiser Commercial site, and a Site Development Review Permit to construct the
automobile dealership on the southern portion of the property. The zoning will contin ue
to only allow commercial uses (no residential is permitted on this property).
STAFF RECOMMENDATION:
Conduct the public hearing, deliberate, waive the reading and INTRODUCE an
Ordinance Amending the Zoning Map and Approving a Planned Development Zoning
District with a Stage 1 and 2 Development Plan; and, adopt the Resolution Approving a
Site Development Review Permit for the Kaiser Commercial-Nissan Project.
PROJECT DESCRIPTION:
Background
In 2016, the City Council approved a Planned Development Zoning District with a Stage
1 Development Plan for the subject site as part of the Kaiser Dublin Medical Center
Project (Ord. 7-16). The Kaiser Dublin Medical Center Project included the subject site
as Phase 1B with the intention of it being developed with a mix of commercial uses.
The Kaiser Development Agreement includes a provision that required Kaiser to actively
market Phase 1B and imposed financial payments by Kaiser if it did not meet certain
timing requirements. This provision was included in the Agreement because the
property being developed by Kaiser would be receiving a property tax exemption for the
development of the medical offices and future development of their site under State law.
As part of that project, the property was given a new land use designation of Medical
Campus/Commercial. This designation accommodates a range of commercial uses
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including regional- and community-serving retail uses, professional and administrative
offices, hotel, entertainment, automotive sales, and eating and drinking establishments.
The 14.89-acre parcel is located south of Dublin Boulevard between Grafton Station
and the Kaiser Dublin Medical Center as shown in Figure 1 below. It is bound by I -580
to the south.
In February 2019, the Community Developmen t Director approved Tentative Parcel
Map 10903 to subdivide the subject property into four parcels. The Stage 1 and 2 site
plan reflects these four parcels with the proposed Nissan dealership on Parcel 4. No
development applications have been submitted for the remaining parcels, but hotel
developers have expressed an interest in Parcels 1 and 3 and smaller commercial
buildings on Parcels 2 and 3. All future development will be subject Site Development
Review Permit approval by the Planning Commission.
Proposed Project
The Applicant currently proposes to construct a Nissan auto dealership on the southern
end adjacent to I-580. The current request includes Planned Development Zoning with a
related Stage 1 and 2 Development Plan and a Site Development Review Permit to
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construct the auto dealership.
ANALYSIS:
Planned Development Rezone
Chapter 8.32 of the Dublin Zoning Ordinance establishes the intent, purpose and
requirements of the Planned Development Zoning District. The Planned Development
Ordinance contains requirements that ensure the project components will be developed
as a cohesive and complementary project. The Development Plan establishes the
following regulations for use of the subject property: permitted and conditionally
permitted uses, development regulations, including setbacks, floor area ratios, height
limits, parking requirement, standards and design guidelines, site plan of the Project,
and other requirements which regulate the improvement and maintenance of the
property. An overview of the Planned Development Zoning District is provided below.
Stage 1 Development Plan Amendment
The existing zoning is Planned Development Ordinance 7-16 approved as part of the
Kaiser Dublin Medical Center project. For the commercial property, only a Stage 1
Development Plan was approved. The Stage 1 Planned Development Plan requires a
Conditional Use Permit to allow more than 10% of the site to have outdoor storage and
display, as had been requested by the previous property owner. The applicant is
requesting to modify the Stage 1 Planned Development Plan to allow up to 20% of the
area be allowed for outdoor storage and display area. No other changes to the allowed
uses as provided in the Stage 1 Planned Development Plan are proposed. However,
the Stage 1 Development Plan is being replaced in its entirety in order to simply
implementation. The proposed Stage 2 Development Plan, which is required to
complete the zoning district, is consistent with the amended Stage 1 Planned
Development Plan.
Stage 2 Development Plan
The proposed Stage 2 Development Plan for the property establishes the detailed
Development Plan, including the site plan for the site (See Figure 2 below), the specific
uses that are permitted by right or conditionally permitted (as provided in the previously
approved Stage 1 Development Plan), the overall development density and intensity
e.g. FAR, building heights) for the site, and design guidelines for the site.
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The development will provide interconnected pedestrian and vehicular circulation
throughout the site and connections to adjacent developments. A pedestrian pathway
located between Parcels 3 and 4 connects Grafton Station and the Water Quality Basin
through the subject property to the Kaiser Medical Center.
Vehicular access to the property is provided from three driveways off Keegan Street,
which is a private street south of Dublin Boulevard and from a right -in/right-out driveway
on Dublin Boulevard. The circulation for all parcels is interconnected allowing both
pedestrians and vehicles to navigate through the entire property.
The draft Ordinance providing the details of the proposed zoning is included as
Attachment 1.
Permitted, Conditional and Temporary Land Uses
The list of permitted and conditionally permitted uses is as provided in the Planned
Development Zoning District for the project site (Attachment 1). As mentioned, the list of
uses is consistent with the existing Stage 1 Development Plan, with the exception of
increasing the allowable storage/display area for automobile sales from 10% to 20% of
the site area. The list of uses accommodates a range of commercial uses including
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regional- and community-serving retail uses, professional and administrative offices,
hotel, entertainment, limited automotive sales, and eating and drinking establishments.
Design Theme
The architecture for the proposed project combines a variety of materials, textures and
colors intended to provide visual interest and to complement its surroundings. The
architectural style is modern with clean lines and enhanced bold geometry using high -
quality materials and a strong color palette. The architectural design promotes high
quality materials to provide visual interest in the project and to complement its
surroundings.
Buildings throughout the Project are no more than 60 feet in height as evaluated in the
Kaiser Dublin Medical Center Project EIR. The Nissan dealership, which is included in
the proposed project, measures 30 feet at its tallest point. The design of the Nissan
dealership is provided in more detail below (Site Development Review Permit) and
completely illustrated by the proposed building elevations and landscape plans that are
presented in the project plans.
Site Development Review Permit
A Site Development Review permit for the Nissan dealership is included in the proposed
application. The Site Development Review permit for any future buildings on the Kaiser
Commercial property will be reviewed as developers are identified and applications are
submitted. The draft resolution approving the Site Development Review Permit for the
proposed Nissan dealership building is included as Attachment 2. The following is a
summary of the key components of the project associated with the Site Development
Review.
The Site Development Review permit for the Nissan dealership includes the
construction of the proposed building, associated parking, landscaping and frontage
improvements along Parcel 4 only. Improvements associated with the remaining
parcels will take place in the future with their respective approvals.
Overall Project Design
The proposed project is designed with a glass display/showroom area as the major
feature. The overall form of the building is simple with clean and contemporary
architecture. The showroom is two stories and has an architectural pop out centered
above the entry to accommodate the Nissan sign. The prominent color of the building is
a dark grey which will be accented with clear glazing and eventually red signage. The
sales and service building is designed with a grey plaster wall on the service portion.
The service area is purposely simple to focus attention on the showroom. The exterior
of the showroom is clad with an insulated wall metal panel system which has a textured
stucco finish. Along the parapet, the same metal panel system is finished with a
horizontal wave finish adding definition to the top of the building. Vehicular entries to
the service area are designed with three glass overhead doors. Large spandrel glass
walls highlight the showroom portion of the building.
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Site Plan, Access, Circulation, and Parking
As shown on the proposed site plan (Figure 3 below and Sheet A -1.0 of the Project
Plans, see Attachment 3), the front of Nissan building is oriented towards I -580 and
Keegan Street, with the remainder of the building facing west to the water quality basin
and north towards the future parcel. It is anticipated that the development on the future
parcel will be designed so that the front entry focuses away from the Nissan dealership
leaving the back areas of the buildings relating to one another.
Primary vehicle access into the site will be provided off Dublin Boulevard via Keegan
Street with a secondary internal access drive between the subject parcel and the
adjacent parcel to the north.
The proposed Stage 1 Development Plan allows up to 20% of the entire Commercial
parcel (14.89 acres) to be used for outdoor display and storage of vehicles as part of
the auto dealership. More than 20% requires approval of a conditional use permit. The
proposed site plan shows 18.6% of the entire commercial parcel to be used for outdoor
display and storage and therefore a conditional use permit is not required. This does not
include areas used for required parking or indoor spaces.
Figure 3. Nissan Site Plan
Parking
Parking requirements for the proposed auto dealership are regulated by the City of
Dublin Zoning Ordinance (Section 8.76.080.D). The parking requirements for the project
are the sum of the different uses. The following table illustrates the number of parking
stalls that are required for the use.
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Table 1: Required Parking
Use Parking Requirement Total Area Required Number
of Parking Stalls
Indoor/Outdoor
Display
1 per 1,000 sq. ft. 44,141 sq. ft. 44
Service Area 1 per 400 sq. ft. 26,529 sq. ft. 67
Office 1 per 250 square feet 1,759 sq. ft. 7
Total Stalls Required 118
Total Stalls Provided (excluding tandem stalls) 359
As shown on the above Table, a total of 118 parking stalls are required for employees
and visitors. The Applicant is proposing to provide 359 parking stalls on the site. Of
these stalls, 118 parking stalls will be designated for employee, visitor parking and the
remaining spaces will be used for display and inventory parking. Typical of an auto
dealership, the proposed project will exceed the minimum parking requirements in order
to accommodate vehicle inventory.
The row of parking stalls along the southern boundary of the property are located within
the potential future BART right-of-way as part of the BART to Livermore Extension.
Although BART has decided to not advance the BART to Livermore Extension Project,
the area remains reserved for potential development in the future. With the required
parking outside of this area, these spaces are for the sole purpose of display and
storage. Therefore, even with the removal of these spaces, the auto dealership would
have an adequate amount of parking to meet the City’s requirements.
Landscape
The site is currently devoid of vegetation, other than grasses which are disked regularly
for maintenance.
The preliminary landscape plan includes a conceptual plant pallet with a variety of trees,
including 24” box trees along the perimeter of the site. The interior of the site is
accented with a mix of 1-gallon and 5-gallon shrubs. New landscape areas are
proposed with a variety of drought tolerant plants suitable for low maintenance and
water conserving efforts. The landscape concept including the planting plan and palette
is provided on Sheets L1.1-L1.4 of the Project Plans (Attachment 3).
Public Art Compliance
The applicant intends to satisfy the City’s public art requirement through the payment of
in-lieu fees. Condition of Approval No.16 confirms this intention.
CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLANS, AND ZONING
ORDINANCE:
The project is consistent with the General Plan land use designation of Medical
Campus/Commercial which allows a range of commercial uses including regional - and
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community-serving retail uses, professional and administrative offices, hotel,
entertainment, limited automotive sales, and eating and drinking establishments. The
General Plan encourages projects to relate well to the surrounding developments, and
the proposed project is compatible with the surrounding neighborhood that includes
commercial, office, and residential, uses. The proposed project is consistent with the
Eastern Dublin Specific Plan because the Plan states that regionally -oriented
commercial uses should be located south of Dublin Boulevard and near freeway
interchanges where convenient vehicular access will limit traffic impacts to the rest of
Dublin and the commercial center is intended to serve the community as well as the
region.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, and Dublin
San Ramon Services District reviewed the project and provided Conditions of Approval
where appropriate to ensure that the Project is established in compliance with all local
Ordinances and Regulations. Conditions of Approval from these departments and
agencies have been included in the attached Resolution (Attachment 4).
ENVIRONMENTAL REVIEW:
On September 20, 2016, the City Council certified the Kaiser Dublin Medical Center
Project EIR which included the subject site identified as Phase 1B. Upon approval of the
Kaiser Dublin Medical Center EIR, the City Council adopted mitigations, a mitigation
monitoring program and a Statement of Overriding Considerations (Resolution 153 -16).
The EIR examined potential environmenta l impacts resulting from the project at full build
out in the following topic areas:
Aesthetics, Light, and Glare
Air Quality/Greenhouse Gas Emissions
Biological Resources
Cultural Resources
Geology, Soils, and Seismicity
Hazards and Hazardous Materials
Hydrology and Water Quality
Land Use
Noise
Public Services and Utilities
Transportation
In summary, the EIR concludes that the project will have significant impacts in several
topic areas and mitigation measures have been written to reduce the impacts to a level
that is less than significant. These impacts are primarily related to aesthetics, air
quality, biology, cultural resources, geology, hydrology, noise, and transportation.
As is typical for other projects of this size, several other impacts were identified where,
even with the implementation of mitigation measures, the effects to the environment are
still expected to be significant. There are impacts to vehicular delays at certain street
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intersections in the future, notable greenhouse gas emissio ns, and air pollution impacts
that cannot be mitigated. The mitigation measures adopted as part of the mitigation
monitoring and reporting program addressed the impacts of the project site.
Pursuant to the California Environmental Quality Act (CEQA) Guidelines section 15162,
the proposed project was examined to determine if another environmental document
should be prepared.
The City conducted a review to determine if the proposed project met any of the
standards requiring the preparation of supplementa l environmental review under CEQA.
Based on a review of the project, the environmental analysis in the Kaiser Dublin
Medical Center EIR and all the information in the Project record as a whole, the City has
determined that there is no substantial evidence that any of the standards are met. The
mitigation measures adopted as part of the mitigation monitoring and reporting program
addressed the impacts of the project site. This included mitigation measures for
Aesthetics, Light, and Glare, Air Quality, Biological Resources, Cultural Resources,
Geology, Soils, and Seismicity, Hydrology and Water Quality, Noise and Transportation.
In order to evaluate the potential Phase 1B, the Kaiser Dublin Medical Center EIR
included assumptions on the intensity of development and types of uses. For the
purposes of providing a conservative analysis, the EIR included the following key
assumptions:
Kaiser Dublin Medical Center EIR Key Assumptions for Phase 1B
Development
Potential
250,000 square feet of commercial uses evaluated as either
250,000 square feet of retail uses or office uses, whichever
yields the highest impact scenario for a particular impact area.
For example, office uses would yield the highest weekday
morning (AM) peak-hour trip generation value, while retail uses
would yield the highest weekday afternoon (PM) peak -hour trip
generation value; therefore, the traffic analysis used office uses
for the AM peak hour and retail uses for the PM peak hour. This
allowed flexibility as plans for the Commercial Parcel became
more defined.
Uses Types of potential uses on the Commercial Parcel may include
hotel, restaurant, recreational and/or other retail uses (including
regional-serving retail), or office uses in the research and
development fields with a possible focus in the biotechnology,
medical device, health care, or pharmaceutical sectors. Other
possibilities to be studied for potential Commercial Parcel
development might include skilled nursing, senior living, or
licensed care facilities.
Timing Development of this phase would between 2016 and 2020
Maximum Height 1-4 stories in height (25-60 feet)
Parking Surface parking for 700 -1,100 vehicles
Site Access Four access points, including:
Unsignalized right-in/right-out on Dublin Boulevard
Three driveways along the private street (Keegan Street)
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Based on the Project record as a whole, the proposed project is within the scope of the
project covered by the Kaiser Dublin Medical Center EIR. The circumstances under
which the Project is to be undertaken have not substantially changed since the Kaiser
Dublin Medical Center EIR were prepared and will not substantially change with the
approval of the Project. As supported by the project description, Stage 1 and 2 Planned
Development Plan and Site Development Review Permit plans, the EIR adequately
describes the impacts of the Project for the purposes of CEQA, no mitigation measures
or new alternatives are required by the Project other than those previously disclosed
and analyzed in the Kaiser Dublin Medical Center EIR. Approval of the project will not
create any site specific operations giving rise to environmental effects different from
those examined by the EIR or requiring the preparation of an Initial Study. The
proposed project is subject to the Kaiser Dublin Medical Center Mitigation Monitoring
and Reporting Program. Consequently, pursuant to CEQA Guidelines Section 15162,
the Project impacts are covered by the Kaiser Dublin Medical Center EIR and no further
environmental review is required for this project.
PLANNING COMMISSION REVIEW:
The Planning Commission considered this project at their regular meeting on March 26,
2019 and recommended unanimous approval on a 4-0-1 vote with Commissioner Mittan
abstaining because of a real property ownership conflict . Five residents addressed the
Commission expressing concerns that generally related to traffic, noise, light pollution,
and vehicle deliveries. While most concerns were directly related to the proposed
Nissan dealership, others were related to the future commercial development within the
proposed Planning Development on the northern end of the parcel closer to Dublin
Boulevard. The Planning Commission Resolutions recommending approval of the
project and the draft meeting minutes are included as Attachments 4 and 5 respectively.
NOTICING REQUIREMENTS:
In accordance with State law, a public notice was mailed to all property owners and
occupants within 300 feet of the project site. A public notice also was published in the
East Bay Times and posted at several locations throughout the City. A Planning
Application sign was posted on the project site and the project was also included on the
City’s development projects webpage. A copy of this Staff Report has been provided to
the Applicant.
ATTACHMENTS:
1. Ordinance Amending the Zoning Map and Approving a Planned Development Zoning
District
2. Resolution Approving a Site Development Review Permit for the Kaiser Commercial -
Nissan Project
3. Exhibit A to Attachment 2 - Project Plans
4. Planning Commission Resolutions 19-01 and 19-02
5. Planning Commission Draft Minutes dated March 26, 2019
ORDINANCE NO. xx – 19
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * * * * * * *
AMENDING THE ZONING MAP AND APPROVING A PLANNED DEVELOPMENT ZONING
DISTRICT WITH A RELATED STAGE 1 AND 2 DEVELOPMENT PLAN FOR THE
KAISER COMMERCIAL PROJECT
PLPA 2019-00003
(APN 985-0027-019)
The Dublin City Council does ordain as follows:
SECTION 1. RECITALS
A. The Applicant, Jessie Dosanjh, submitted an application to construct a new 31,840
square foot Nissan dealership on the southern portion of the approximately 14.89-acre site. The
applications include a Planned Development Zoning Stage 1 and 2 Development Plan and a
Site Development Review Permit. The proposed development and applications are collectively
known as the “Project”; and
B. The Project site is approximately 14.89 acres located south of Dublin Boulevard between
the Kaiser Medical Center and Grafton Station. Interstate 580 forms the southern boundary of
the site. (Assessor Parcel Number 985-0027-019-00); and
C. On September 20, 2016, the City Council certified the Kaiser Dublin Medical Center
Project EIR which included the subject site identified as Phase 1B. Upon approval of the Kaiser
Dublin Medical Center EIR, the City Council adopted mitigations, a mitigation monitoring
program and a Statement of Overriding Considerations (Resolution 153-16, incorporated herein
by reference); and
C. On October 4, 2016, City Council approved the Planned Development Stage 1
Development Plan for the Kaiser Dublin Medical Center Project which included the subject site
identified as Phase 1B (Ordinance 7-16);
D. Pursuant to the California Environmental Quality Act (CEQA) Guidelines section
15168(c)(2), the project was examined to determine if another environmental document should
be prepared. The analysis concluded that the environmental impacts of the Project were
analyzed in the Kaiser Dublin Medical Center EIR. There is no substantial evidence in the
record that any new effects would occur, that any new mitigation measures would be required ,
or that any of the conditions triggering supplemental environmental review under CEQA
Guidelines section 15162 exists; and
E. Following a properly noticed public hearing on March 26, 2019, the Planning
Commission adopted Resolution 19-01, recommending approval of the Planned Development
Rezone and related Stage 1 and 2 Development Plan, which resolution is incorporated herein
by reference and available for review at City Hall during normal business hours ; and
F. On April 16, 2019, the City Council held a properly noticed public hearing on the project,
including the proposed Planned Development Zoning Stage 1 Development Plan and the Stage
1
2 Development Plan, at which time all interested parties had the opportunity to be heard; and
G. Staff Report dated April 16, 2019, and incorporated herein by reference, described and
analyzed the Project, including the Planned Development Rezone and related Stage 1 and 2
Development Plan, for the City Council; and
SECTION 2. FINDINGS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows.
1. The Kaiser Commercial Project (“the Project”) PD-Planned Development zoning
meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive
development plan that creates a desirable use of land that is sensitive to surrounding
land uses by virtue of the layout and design of the site plan.
2. Development of the Kaiser Commercial Project under the PD-Planned Development
zoning will be harmonious and compatible with existing and future development in the
surrounding area in that the site will provide new commercial in an area that has similar
uses nearby and is also adjacent to existing and future workplaces and residential
neighborhoods.
B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds
as follows.
1. The PD-Planned Development zoning for Kaiser Commercial Project will be
harmonious and compatible with existing and potential development in the surrounding
area in that the proposed Site Plan has considered a land use type and density that is
compatible with the adjacent areas and densities.
2. The project site is physically suitable for the type and intensity of the zoning district
being proposed in that the project site is flat with an improved public street on the north, a
private street to the east and served by existing public utilities. The project site conditions
were documented in the Environmental Impact Report (EIR) that has been prepared, and
the environmental impacts that have been identified will be mitigated to the greatest
degree possible. There are no site challenges that were identified in the EIR that will
present an impediment to utilization of the site for the intended purposes. There are no
major physical or topographic constraints and thus the site is physically suitable for the
type and intensity of the commercial uses approved through the PD zoning.
3. The PD-Planned Development zoning will not adversely affect the health or safety of
persons residing or working in the vicinity, or be detrimental to the public health, safety
and welfare in that the project will comply with all applicable development regulations and
standards and will implement all adopted mitigation measures.
4. The PD-Planned Development zoning is consistent with and in conformance with the
Dublin General Plan, in that the proposed commercial center is consistent with the
Medical Campus/Commercial land use designation for the site.
C. On September 20, 2016, the City Coun cil certified the Kaiser Dublin Medical Center Project
EIR which included the subject parcel identified as Phase 1B. Pursuant to CEQA Guidelines
2
section 15168(c)(2), the project was examined to determine if another environmental document
should be prepared. The analysis concluded that the environmental impacts of the Project were
analyzed in the Kaiser Dublin Medical Center EIR. There is no substantial evidence in the
record that any new effects would occur, that any new mitigation measures would be requi red,
or that any of the conditions triggering supplemental environmental review under CEQA
Guidelines section 15162 exist.
SECTION 3: ZONING MAP AMENDMENT
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning
Map is amended to rezone the property described below to a Planned Development Zoning
District and supersedes and replaces the previously adopted zoning (Ordinance 7-16):
14.89 acres located south of Dublin Boulevard between Kaiser Medical Center and
Grafton Station. Interstate 580 forms the southern boundary of the site. (Assessor Parcel
Numbers 986-0033-004, 986-0027-019-00) (“the Property”).
A map of the rezoning area is shown below:
3
SECTION 4. APPROVAL OF STAGE 1 AND 2 DEVELOPMENT PLAN
The regulations for the use, development, improvement and maintenance of the project site are
set forth in the following Stage 1 and 2 Development Plan, which is hereby approved. Any
amendments to the Stage 1 and 2 Development Plan shall be in accordance with Chapter 8.32
of the Dublin Zoning Ordinance or its successors.
Stage 1 & 2 Development Plan for Kaiser Commercial Project
This is a Stage 1 and Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance. This Development Plan meets all the requirements for the Stage 1 and Stage 2
Development Plan set forth in Chapter 8.32 of the Dublin Zoning Ordinance and is adopted as
part of the Planned Development Zoning for the Kaiser Commercial Project (PLPA -2019-
00003). This Stage 1 and Stage 2 Development Plan supersedes and replaces the Stage 1
Development Plan adopted for this site by Ordinance 7-16.
The Planned District and this Stage 1/Stage 2 Development Plan provides flexibility needed to
encourage innovative development while ensurin g the goals, policies and action programs of the
General Plan, Eastern Dublin Specific Plan, and provisions of Chapter 8.32, Planned
Development Zoning District of the Zoning Ordinance are satisfied.
1. Statement of Uses.
Use types listed below are as defined in Dublin Municipal Code, unless otherwise noted.
Permitted Uses:
• Hotel/Motel
• Eating and Drinking Establishments1
• Entertainment (including movie theater, performance venue, or similar)
• Automotive/Vehicle Sales and Service (outdoor display/storage area limited to 20% of
the subject parcel)
• The following Retail uses:
o Home Furnishings
o Clothing/Fashion
o Office Supplies
o Home Appliance/Electronics
o Hardware
o Jewelry
o Bookstore
o Sporting Goods
o Grocery2
o Other retail establishments determined by the Community Development Director to
be similar (in terms of City revenue generation and use type) to the foregoing3
Conditionally Permitted Uses
• Membership-based warehouse retail store4
• Professional and Administrative Offices
• Research and Development Laboratory
• Automotive/Vehicle Sales and Service (outdoor display/storage area more than 20%
of the subject parcel)
• Fitness/Health Club2
4
Notes:
1. Up to a maximum of 20% of the total building square footage. Drive-through or traditional fast-food
chain restaurants shall not be permitted.
2. Up to a maximum of 30% of the total building square footage
3. Tobacco Retail uses shall not be permitted.
4. CUP analysis will require a trip generation assessment/site plan review and potentially a supplemental
analysis to determine if the use generates traffic more than what was assumed in the EIR
2. Stage 1/2 Site Plan.
The following Stage 1 and Stage 2 Site Plan is conceptual . Final site design shall be
determined by the Site Development Review Permit.
3. Site area, proposed densities and development regulations.
The following development regulations apply to the entire site/parcels as a whole:
Maximum Building Height 60 feet
Minimum Lot Size None
Maximum lot coverage None
Maximum Floor Area Ratio .60
Maximum Building Area 250,000 SF1
Minimum Building Setbacks
Dublin Boulevard 8’
5
Eastern Property Line 5’
Western Property Line 15’
Parking Per Chapter 8.76 Off-Street Parking and Loading Regulations
of the Dublin Zoning Ordinance unless otherwise noted.
Parking Setbacks
Dublin Boulevard 5’
Eastern Property Line 5’
Western Property Line 5’
Signage Pursuant to an approved Master Sign Program
Note:
1 The maximum building area is based on the Kaiser Dublin Medical Center Project EIR and the
vehicle trip generation of potential future uses that could be constructed on the site which
conservatively included 250,000 square feet of office for AM peak hour and 250,000 square
feet of regional retail for PM peak hour.
4. Phasing Plan.
The project site is not intended to be phased. The construction and occupation of the
individual buildings may occur concurrently and would be separated into different building
permit submittals.
5. Architectural Standards.
The architectural style is modern with clean lines and enhanced bold geometry using high-
quality materials and a strong color palette. The architectural design shall reflect the
following standards:
• Employ high quality materials to provide visual interest in the project and to
complement its surroundings.
• The overall character and feel of the area shall use a variety of cohesive styles,
materials, colors and textures.
• Use diversity of textures in the building finishes providing a varied and interesting
base form for the buildings.
• The simple form of the building is enhanced by the juxtaposition of protruding
planes, material textures, and colors.
• The design for the entries to parking lots should be articulated and detailed such
that employees and visitors can easily identify pedestrian and vehicular access
points
• Provide functional amenities and spaces where hotel guests and visitors will
gather and socialize, with landscaping, outdoor seating, enhanced paving
treatment, and other features to provide an appropriate urban scale for the
development.
• Incorporate features such as different wall planes, heights, wall textures, roof
elements, signs, light fixtures and landscaping to contribute layers of detail at the
pedestrian level.
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Illustrative examples of architectural style:
6. Preliminary Landscape Plan.
The landscape design of the project shall include the following:
• Inviting streetscapes along Dublin Boulevard and at pedestrian entries to draw
pedestrians into the site. Through multiple modes of circulation, plaza spaces and
programmed indoor and outdoor space, social interaction thrives. Through the
creative use of planting, hardscape, site furnishings and lighting, the commercial
center of the project site helps to promote community awareness and vitality.
• A dedicated pedestrian and bicycle pathway connecting the parcels to the east and
west through the project site.
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• The open spaces within the site appeal to all users. Distinct and varied activities,
seating options and shade, allow for a diverse user group as well as a unique and
identifiable character.
• Through the use of a varied planting palette, the public realm and the private site will
feel linked but separate. The use of screening shrubs and accent fencing will provide
a visual buffer while softening the edge.
• Planting Design will create year-round interest with variegated cultivars and plant
types with visual interest through all seasons. Plant palette will be drought tolerant
and environmentally appropriate for the Dublin climate. Planting design will
accommodate plants at their mature size for minimal pruning and shearing. Shrubs
will be used to minimize the visual presence of loading, trash, utility and service
areas. Evergreen trees and hedges will be utilized to provide screening between
separate uses. Create a pedestrian corridor that connects the existing the Water
Quality Basin trail to the west, through the site, and to Keegan St and the Kaiser
Medical center to the east
7. Consistency with General Plan and any applicable Specific Plan. The proposed project
is consistent with the General Plan and Eastern Dublin Specific Plan land use Medical
Campus/Commercial, which permits a floor area ratio of 0.25 to 0.60 and accommodates a
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range of commercial uses including regional- and community-serving retail uses,
professional and administrative offices, hotel, entertainment, limited automotive sales, and
eating and drinking establishments.
8. Inclusionary Zoning Regulations. The Inclusionary Zoning Regulations do not regulate
non-residential projects, so therefore this is not applicable.
9. Aerial Photo.
10. Statement of compatibility with Stage 1 Development Plan.
The Stage 2 portion of this Development Plan is consistent with the Stage 1 portion of this
Development Plan.
SECTION 5. POSTING OF ORDINANCE
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3)
public spaces in the City of Dublin in accordance with Section 36933 of the Government Code of
the State of California.
SECTION 6. EFFECTIVE DATE
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This Ordinance shall take effect thirty (30) days following its adoption.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 7th day of May,
2019, by the following votes:
AYES:
NOES:
AB SENT:
ABSTAIN:
_____________________________
Mayor
ATTEST:
_____________________________
City Clerk
1
Amy Million
From:Michael Liao <m.liao.x@gmail.com>
Sent:Tuesday, April 16, 2019 9:38 PM
To:Amy Million
Subject:Kaiser Commercial-Nissan
Hello Amy,
I am writing to provide feedback on the Kaiser Commercial‐Nissan project but do not know where to send written
correspondence. In case the flyer intended for the correspondence to be sent to you via email, I have provided my
remarks below:
The proposed automobile dealership on the southern portion of the Kaiser Commercial property is not compatible with
the surrounding community in many ways and damages the character of the community. It lacks a coherent center and
introduces a linear alignment of commercial uses, in direct disagreement with the East Dublin Specific Plan Section 4.5.2.
It also increases the physical dominance of the automobile on the commercial landscape also in disagreement with the
same Section. Further evidence of its incompatibility with the community is the creation of the Medical
Center/Commercial land use category to allow automobile sales. It appears arbitrary and forced, providing a pathway to
sell the land to the Nissan dealership. It is also the only land use category in the East Dublin Specific Plan that allows
automobile sales. Policy 4‐11 in the Specific Plan stipulates commercial uses south of Dublin Boulevard and near freeway
entrances to limit traffic impacts on the rest of eastern Dublin. However, a Nissan dealership may cause spillage of traffic
into East Dublin residential areas due to conducting test drives. It is not near a freeway entrance to encourage drivers to
test drive on the freeway. Also, whereas a commercial development with repeat customers or employees will keep
patrons away from the adjacent residential areas, unfamiliarity of Nissan customers with Dublin's roads may cause
misdirection into Dublin's residential areas. Further, it may increase hazardous driving conditions due to its close
proximity to the planned high school on Dublin Boulevard. With many novice drivers from the high school and from the
Nissan dealership with new cars may cause greater difficulty for residents when maneuvering the nearby roads.
The plan to build the dealership also disagrees with the General Plan which guides the allowance of automobile
dealerships away from downtown if or when downtown land becomes too costly. However, the planned Volvo
dealership right next to the existing Nissan dealership and the plethora of dealerships remaining in the downtown area
provide evidence that the land is not too costly.
For these reasons I believe the proposed Nissan dealership should not be approved. Please let me know how to send this
correspondence, or, if you are the proper person to receive this correspondence please transmit it to the appropriate
persons through the applicable process. Let me know if you will send this correspondence to the appropriate persons
and what any next steps will be.
Best regards,
Michael Liao