HomeMy WebLinkAbout6.2 OpusPD Rezn
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AGENDA STATEMENT
CITY COUNCIL MEETING DATE: December 17t 1996
SUBJECT: PUBLIC HEARING: Opus Planned Development Rezone (PA 96-020) for a 25.0
acre site located within the Eastern Dublin Specific Planning Area. ~
(Report prepared by: Jeri Ram, Associate Planner and Michael Porto, Consultant) ~:~, .
(Ifn '
EXHIBIT ATTACHED: 1) Resolution including Specific Iievelopment Regulations, Development -'.'
Standards and Design Guidelines.
2) Ordinance establishing Planned Development District. .
RECOMMENDATION: 1)
,~V;~
4)
5)
6)
,..
Open Public hearing
Receive staff presentation and public testimony
Close public hearing .
Deliberate
Waive reading and introduce Ordinance
Continue public hearing to January 7, 1997
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FINANCIAL STATEMENT:
No financial impact anticipated.
DESCRIPTION:
The Applicant, Opus Southwest, is requesting a rezone to a Planned Development Zoning District for a Business
OfficelIndustrial Development at the southwest comer of Gleason Road and Hacienda Drive in the Eastern Dublin
Specific Planning Area. The project area encompasses approximately 25 acres of land.
BACKGROUND:
The Alameda County Surplus Property Authority, who is selling the property to Opus Southwest, recently
processed Amendments to the Eastern Dublin Specific Plan and General Plan. The Amendments revised the
Land Use Designations of the Specific Plan and General Plan, and some elements and language of the Circulation
Element, to accommodate potential land uses which were not specifically addressed in the original Plans. The
Planning Commission recommended the requested Amendments in September, with the Council taking formal
action on October 15, 1996. As a part of that action, the IndustriallCampus Office (I/CO) Specific Plan
designation was created on the project site. A priIiIe focus for the Amendments in the Eastern Dublin Specific
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P A File
ITEM NO.
6.2-
Plan was to accommodate the proposed Opus Development which is the focus of this staff report and associated
zoning document. .
DevelopmentAgreement:
Staff is presently working with Alameda County on the preparation of a development agreement for the project
site. The Specific Plan and Mitigation Monitoring Program for the project require that the development agreement
be signed prior to approval of site development review for the project.
Planning Commission Meeting:
The Planning Commission, at their meeting of November 12, 1996, approved a Resolution recommending a
request to Rezone the project site to establish a Planned Development2:oning District.
ANALYSIS:
The applicant, Opus Southwest Corporation, in conjunction with the property owner, Alameda County Surplus
Property Authority, followed proper process and prepared a site development plan for the subject property. The
original submittal was comprised of three alternative site studies which they hoped would provide for several
different development schemes. Initial review of their plans by Planning and Public Works staff, indicated several
areas of concern which the site plans could not address. After meeting with the Applicant, it became clear that
they were trying to comply with the City of Dublin's standard application requirements for Site Development .
Review while leaving as much flexibility in the plan to allow for a myriad of development alternatives.
unfortunately, the requirements for Site Development Review are not adaptable enough to provide the Applicant
with the flexibility that they hoped to achieve. The Applicant was still negotiating with tenants and designing the
site with conceptual buildings, landscaping and parking layouts. Therefore, it was likely the site plan would
change in the future. Dublin has already experienced one project which changed several times after the initial
approval (Homart) and it was thought that this scenario should not be repeated or encouraged by reviewing and
approving a conceptual site design which had no basis in reality.
The owner of the property, Alameda County, wants to direct the development of the site by limiting and focusing
the ApplicantlDeveloper, Opus Southwest. It was the Applicant's desire to sufficiently constrain the site through a
series of development standards and design guidelines to direct the actual development of the property. The
property owner's desire coupled with the needs of the ApplicantlDeveloper present a unique opportunity for staff
to approach the eventual development of ~e site from a new perspective. .
Attached to this staff report is a Resolution (Exhibit I) with an Exhibit A (Development Regulations and Design
Guidelines). The Regulations and Guidelines are a culmination of the work of the property owner, the Applicant
and the City to guide and direct the eventual developmentofthe 25.0 acre site. While an actual building design is
not evident and the definite layout of the site is not finalized, the document recommended for City Council review
. and approval will guide and direct Staff through the Site Development Review process and will allow for the reuse
and transition of the site over time.
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The entire document, upon Council approval, actually becomes the zoning district regulating all aspects of the
evelOPment and use of the property. The Development Regulations and the Design Guidelines will create the
bric of the project both now and in the future. A series of exterior amenities are included as a part of the
Guidelines.
The Development Regulations and Design Guidelines consist of several important elements. A brief narrative of
the components of each element is included below:
Permitted Uses:
This section of the Development Regulations for the Santa Rita Business Center reflects the intent of the
ApplicantlDeveloper,Opus Southwest, to list a series of clean industrial users, service businesses and office uses
. which would augment and support the primary "big box" user. The property owner, Alameda County Surplus
Property Authority, took a very active role in developing the list of permitted uses within the attached document.
It was their intent to assure that the eventual users and tenants would be of a high quality nature creating an
environment that fosters an interplay of uses where the site inhabitants could work and transact daily business
without leaving the site.
The general listing of uses referenced in the City of Dublin Zoning Ordinance was considered too broad and not
restrictive enough to create the higher level of industriaVcampus office environment that the property owner and
the developer wished to create. The listing of uses will assure that initial development of the site and the eventual
transitioning of uses over the ensuing years will be adequately regulated. Provisions are included in the text for
a,ecific uses which are determined to be more intensive or requiring additional review through the Conditional
~se Permit process. .
Development Regulations:
The Development Regulations provide standards normally found in the Zoning Ordinance. It is entirely possible
that the 25.0 acre site could subdivide further to smaller parcels. Standards have been applied to assure that
adequate site sizes, setbacks, building heights, floor area ratios, parking, etc., are in place to regulate development
on lots no matter the size. These regulations are specific to this property and are not subj ect to the standard City of
Dublin Zoning Code except where noted. In many instances, the development regulations included are more
restrictive than the Dublin Zoning Ordinance.
Design Guidelines:
The Design Guideline portion of the proposed document is what makes it unique and will actually guide the design
of the building, parking and site layout. Although items such as setbacks, building heights and floor area ratios are
critical, it is the design guidelines within this portion of the document that will actually direct what the buildings
and site layout will look like. One of the most distinctive elements of this portion of the document is the inclusion
of specific graphic representations that direct how buildings should be sited, how landscaping is integrated into
parking areas and methods for encouraging pedestrian circulation and vehicular control. Guidelines are provided
.r site design, open space, landscaping, circulation, architectural features, exterior lighting, signage and utilities.
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A 15 acre mediumlhigh density residential site is located across Hacienda Drive from the subj ect site. The Easte~
Dublin Specific Plan will permit up to 20 units to the acre on this property for a maximum number of .
approximately 300 units. The Design Guidelines make specific reference to the interface of uses along this
common frontage, increasing the setback and directing that industrial uses be located adjacent to Arnold Drive
along the westerly edge of the site. Site specific issues such as this, cannot generally be incorporated into a
standard zoning text.
Access Ex/tibit:
The last page of the Development Regulations and Design Guidelines is an Access Exhibit. This graphic
representation of the site documents for the future development of the site, the various access points that will be
considered and the acceptable turning movements that would be considered at such time as a development
proposal is submitted for Site Development Review. Again, this is something that cannot be included in a standard
zoning code. This item will serve to further direct the site layout.
Conclusion:
The Planned Development Zoning District will provide flexibility, direction and also serve to constrain
development of the property in a manner that would be unobtainable through conventional zoning methods. This
document, once approved, will direct staff through the Site Development Review process to assure a higher quality
and more coordinated development.
RECOMMENDATION:
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Staff recommends that the City Council conduct a public hearing, deliberate, waive the reading and introduce
the Ordinance establishing the Planned Development Zoning District and continue the public hearing to January
7, 1997.
G:\P A96-020\ccsr2
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RESOLUTION NO. ~
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A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
___.._~_______________~______________.~______________~~______________.___________.~_______________________________M~~____
APPROVING AND ESTABLISHING FINDINGS AND GENERAL PROVISIONS
FOR A PO PLANNED DEVELOPMENT REZONING CONCERNING
PA 96-020 OPUS PLANNED DEVELOPMENT
WHEREAS, Opus Southwest Corporation, (Applicant), is requesting a Planned
Development Rezoning to establish General Provisions and Development Regulations for a 25::!:
acre portion of APN - 946-15-1-4 (por); and
WHEREAS, Opus Southwest Corporation has submitted a Land Use and Development
Plan as required by Section 8,31-13 of the Zoning Ordinance which meets the requirements of
said section; and
WHEREAS, a development agreement will be approved priorto approval of Site
Development Review for the project as is required by the mitigation monitoring program for the
project and the Specific Plan; and
WHEREAS, the application has been reviewed in accordance with the California
Environmental Quality Act ("CEQA") and a Mitigated Negative Declaration (SCH 96082092) was
approved on October 15, 1996; and
. WHEREAS, the Planning Commission did hold a public hearing on said application on
November 12, 1996, and did adopt a Resolution recommending that the City Council approve and
establish findings, general provisions and development standards for a Planned Development
Rezoning for PA 96-020; and
WHEREAS, proper notice of said public hearing was given in all respects as required by
law; and
WHEREAS, the Staff Report was submitted recommending that the City Council approve
the application; and
WHEREAS, the City Council did hear and use their independent judgment and consider all
said reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby find
that:
1. The Planned Development Rezone will be appropriate for the subject property in
terms of providing a range of permitted and conditionally permitted uses which will be compatible
with vacant and proposed commercial, office and residential uses in the immediate vicinity, and
which enhances development of the Specific Plan area; and
.
2. The Planned Development Rezoning will not have a substantial adverse affect on
health or safety or be detrimental to the public welfare or be injurious to property or public
improvement as all applicable regulations will be met; and
EXHIBIT ~
3. The Planned Development Rezoning will not overburden public services as the
Eastern Dublin Specific Plan Matrix requires provision of public services and the Matrix was
adopted as part of this project; and
.
4. As demonstrated in the Eastern Dublin Specific Plan matrix which was made a part
of the Mitigated Negative Declaration, the Planned Development Rezoning will be consistent with
the Dublin General Plan and the Eastern Dublin Specific Plan including all the policies therein; and
5. The Planned Development Rezoning as designed will provided efficient use of the
land with minimum alteration of natural land forms and will create an attractive, efficient and safe
environment; and
6. The Planned Development Rezoning will benefit the public necessity, convenience
and general welfare and is in conformance with Sections 8-31.0 to 8-31.19 of the Dublin Zoning
Ordinance; and
7 The Planned Development Rezoning will be compatible with and enhance the
general development of the area because it will be developed pursuant to conditions of approval
and site development review; and
8. The Planned Development Rezoning will create attractive, efficient and safe
development because it will be developed pursuant to site development review.
BE IT FURTHER RESOLVED THAT except as specifically included in Exhibit A, attached
and made a part of this Resolution, development and operation of land use activities within this
planned development, shall be subject to the City of Dublin Zoning Code in effect at the time the
development and land use activities are considered. Changes or revisions to this document,
including Exhibit 1 shall be subject to those requirements contained within the most current Zoning
Code.
.
BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby approve a
Planned Development Rezoning subject to the following General Provisions and Development
Standards which constitute regulations for the use, improvement and maintenance of the 25:t acre
APN 946-15-1-4(por) and included as Exhibit A attached hereto.
PASSED, APPROVED AND ADOPTED this 7th day of January, 1997.
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
96-D20\CCRES
K2/12-17-96/resoopus.doc
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City Clerk
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I.
II.
III.
IV.
V.
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II.
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EXHIBIT "A"
PLANNED DEVELOPMENT DISTRICT - SANTA RITA BUSINESS CENTER SITE
Development Regulations and Design Guidelines
Sections:
Intent
Permitted uses.
Conditional uses.
Development regulations.
Design guidelines
INTENT: The intent of these Development Regulations and Design Guidelines is to regulate site
development and to promote flexibility using site planning criteria specifically for the "Santa Rita
Business Center" site. These regulations are intended to encourage innovative site and design
solutions that will accommodate a mix of industrial, service commercial, and office uses. The site
development plan shall integrate the uses, structures parking and site circulation to create the
appearance of a singular workplace, rather than a variety of independent developments. To achieve
that, fully integrated plans are to be provided for the site's landscaping, lighting and signage.
Similarly, the architecture for all of the structures on site shall be harmonious and complementary
to each other and surrounding uses.
I.
PERMITTED USES: The following Principal Uses are permitted in this district:
A. Office and service establishments including, but not limited to:
I.
2.
3.
4.
5.
6.
7.
8.
9.
10.
II.
12.
13.
14.
15.
16.
17.
Real estateltitle offices
Travel agency
Legal
Accounting
Medical and Dental
Optometrist
Architect
Employment Agency
HairlBeauty salon
Cleaner and dryer, not including on-site processing
Shoe repair
Key shop
Tailor
Athletic Club
Formal wearlrental
Other administrative and professional offices
Technology access center
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18. T ele-commuting center .
19. T ele-marketing center
B. Office, Warehouse and Light Manufacturing
1. Research and development laboratories and offices
2. Light manufacturing and processing that produce no noxious odors, hazardous
materials or excessive noise:
a. Blueprinting, printing, lithography
b. Cosmetics compounding
c. Electronic assembly
d. Electronic component manufacturing
e. Fabric assembly
f. Glass assembly
g. Garment manufacturing
h. Instrument manufacturing
1. Jewelry manufacturing
J. Machine shops
k. Motion picture production
1. Musical instruments, games or toy manufacturing .
m. Ornamental metal working
n. Pharmaceuticals compol.lnding
o. Plastics assembly
p. Rubber assembling
q. Sheet metal assembly or fabrication
r. Sign manufacturing
s. Solar equipment assembly or manufacturing
t. Wood assembly (limited to finished products)
3. Broadcasting station or studio, excluding sending or receiving tower
4. Contractor, general or subcontractor
5. Wholesale or warehouse operations
6. Cellular communications facility; minor and major
7. Beverage bottling
8. Bulk cleaning and laundry, not including on-site processing .
9 Ceramics manufacturing
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. 10. Cosmetics manufacturing
11. Equipment storage
12. Furniture manufacturing or refinishing
13. Ice plant
14. Pharmaceuticals manufacturing
15. Pottery manufacturing
C. Other similar and compatible office,light industrial, and service commercial uses.
III. CONDITIONAL USES: The following are Conditional Uses allowed in this district and shall be
permitted only if approved by the Planning Commission or the Zoning Administrator pursuant to
the City of Dublin Zoning Ordinance.
A. Community, religious and charitable institutional facilities
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B.
Eating and drinking establishments
C.
In-patient and out-patient health facilities as licensed by the State Department of Health
Services.
D. Public facilities and uses
E. Retail commercial establishments to serve site users
F . Veterinary office
G. Other conditional permitted uses which meet the intent of the zone shall be considered by
the Planning Commission on a individual case basis
H. Drive-through establishments (also drive-in)
IV. DEVELOPMENT REGULATIONS: Development regulations for this district are intended to
accommodate the uses allowed in this district:
A. Minimum building site: ten thousand square feet.
.
B.
Maximum site coverage: 40 percent.
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C.
Minimum setbacks: The minimum setbacks from the curb line for buildings, accessory .
structures, parking areas, driveways, and loading areas shall be as follows:
I. Along Gleason Drive:
2. Along Arnold Road:
3. Along Hacienda Drive:
4. Along south property line:
5. Between buildings:
20 feet
20 feet
35 feet
I 0 feet
Per Site
Development Review
D. Height of Buildings: Fifty feet.
E. Floor Area Ratio: The FAR within this district shalrnot exceed .50.
F. Parking and Loading: Adequate parking and loading shall be provided for the uses proposed
in this district. The number, dimensions, configurations and other requirements for parking
and loading spaces and access driveways shall conform to the regulations set forth in the
City of Dublin Zoning Ordinance. Parking ratios (parking spaces per square feet of building
floor area) shall be generally as follows, unless otherwise specified in the Zoning
Ordinance:
I. Office or Retail
One space for each 250 square feet
.
2. Manufacturing,
Warehouse or
Industrial
One space for each
1 000 square feet
3. Restaurant
One space for each 60 square feet
4. Reciprocal Parking: Individual sites within the Santa Rita Business Center shall be
eligible for shared parking as specified in the Zoning Ordinance.
G. Motorcycle and Bicycle Facilities: Adequate motorcycle and bicycle facilities shall be
provided for the uses proposed in this district. At a minimum, one bicycle space and one
motorcycle space shall be provided for every 150 automobile spaces. These facilities shall
provide for the convenient parking and locking of motorcycles and bicycles and shall be
located near the front building entry.
H. Business and Other Signs: Business and other signs are permitted subject to the City of
Dublin Sign Ordinance. A Signage Master Program shall be submitted for City review as
part of the Site Development Review process.
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Environmental Effects: No use shall be permitted in this district which is characterized by
noise, vibrations or other environmental effects specified in the performance standards for
M-P Districts as set forth in the City of Dublin Zoning Ordinance.
J.
Interior Uses: All Principal Uses in this District and all fabricating, processing or repair uses
accessory thereto shall be conducted within a building pursuant to the regulations specified
in the City of Dublin Zoning Ordinance.
K.
Maintenance: The maintenance of all parking, loading, landscaping and internal circulation
areas shall be a continuing obligation of the property owner, pursuant to Codes Covenants
and Restrictions eCC & R's) approved by the City.
1.
Site Development Review: Any structure, parking-area, landscaping, lighting and signage
shall be subject to Site Development Review and these guidelines unless zoning approval is
granted upon the determination that the construction constitutes a minor proj ect and that the
Building Permit plans are in accordance with the intent and objectives of the Site
Development Review procedures.
DESIGN GUIDELINES
A.
Site Development Review: Site development for the Santa Rita Business Center shall be
governed by the following Design Guidelines and the Zoning Ordinance of the City of
Dublin. The Site Development Review Application for this site shall address the
requirements set forth in the City of Dublin Zoning Ordinance and shall provide additional
explanatory text and graphics addressing the following topics:
I. Statement of the site development concept which defines an attractive and
harmonious development theme for site planning, architecture and landscape
archi tecture;
2. Site development plan, including calculations of percent coverage by type of use;
3. Architectural plans, sections and elevations;
4. Circulation Plan, for automobiles, parking, trucks, truck loading spaces, pedestrians
and bicycles, including curb radii and truck maneuvering templates;
5. Landscape Master Plan, including a description of all landscape materials, such as
plants, furniture, and fencing; their arrangement and a maintenance program; and a
calculation of percent coverage by type of landscaped area;
6. Grading plan;
7.
Lighting Master Plan, including a description of the location and types of fixtures;
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8. Signage Master Plan, including the specifications for each type of sign. .
9. A Development Schedule showing date of commencement, annual
accomplishments, completion of construction and occupancy dates.
B. Site Design: Site design is to establish the character, form and aesthetic features that
contribute to the creation of a development that is in harmony internally and with its setting.
1. Wherever possible, buildings should be sited in relation to each other to create a
system of semi-enclosed and usable outdoor areas.
2. Buildings should be located so that the builClings and landscaped areas, not parking
areas, create the dominant positive impression of site character from the surrounding
streets.
3. Setback variations among buildings along a street are required. No two neighboring
buildings shall have the
same setback for more than
40% of their frontages.
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a.
Architectural
projections (such as
eaves, columns or 'I
arcades) may
encroach not more
than forty (40)
percent into the
setback.
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4.
Exceptions to the stated i :
setback requirements are:
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b. Freestanding signage as defined in the Master Signage Program.
5. Front and side yard setbacks shall be fully landscaped.
6. Major access points shall be oriented to attractive features of buildings or open
space.
7. The site shall be designed to institute Best Management Practices for storm
drainage. All parts of the site, including building pads, parking, loading, access
driveways and maneuvering areas shall be graded and well-drained and shall be .
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maintained at all times. Drainage outlets shall include a sign reading "No Dumping/
Flows into the Bay".
8.
TrashlRecycling Enclosures: Each building shall provide adequate and accessible
interior or exterior enclosures for trash and recycling facilities. Exterior facilities
shall be entirely enclosed by a solid fence or wall and opaque gate six feet in height
and shall not be located near any pedestrian access points or outdoor usable open
space areas. Locating enclosures adjacent to landscape area is encouraged to provide
natural screening of the solid enclosure and to soften the monumentality of the
screening material.
9.
Roof Heights: Articulation of roof heights is encouraged. Long, continuous runs of
a single roof height should not be used. Single story roof elements should be used
with office uses wherever possible.
10.
Location ofIndustrial Uses: The project site is across Hacienda Drive from an area
where the designated land use is medium high density residential. Therefore,
industrial uses are encouraged to locate as close as possible to Arnold Drive and to
take primary truck vehicular access from that thoroughfare.
c.
Open Space and Landscapimz: A minimum of fifteen percent (15%) of the gross site area
shall be provided in open space. Open space shall include landscaping in entries,
plazas/courtyards, parking areas, front and side yard setbacks and other similar uses,
wherein a minimum of eight percent (8%) shall be in the parking area.
1. A common landscape theme and common palette of landscape materials shall be
used throughout the site.
2. All landscaped areas shall be continuously maintained.
3. Landscape design and maintenance should respond to prevailing water conservation
policies. The majority ofthe plant materials shall be well suited to the climate of the
region and shall require minimum water.
4. Plazas/Courtyard Areas: Landscaped areas shall be provided in the interior of the
site to create comfortable and usable outdoor areas that integrate hardscape and
softscape. Planting, special paving and other landscaping materials should be
selected to maximize enjoyment of the outdoor area, given climatic considerations,
and to create distinctive outdoor places. The scale of these areas should be
pedestrian-friendly and attractive to encourage use.
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5.
Pedestrian Walkways: Walkways internal to the site shall be distinguished with .
special paving, except in parking areas where walkways ~~...."J~
shall at least be striped to create a safer pedestrian ~
environment. All walkways shall be a minimum of five ~ ~8
(5) feet in width. Adjacent to parking areas, a minimum ~O 0 0
of 4' clear distance shall be maintained for walkway~ I I I I ~I ,
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between the car overhang and the edge of the walkway. ~: .
Parking Areas: These standards regulate the provision of ;Q
off-street parking spaces for the automobiles oftenants of the premises and for their
clients, customers, employees and callers. They are required to remain accessible for
these purposes continuously. The number and dimension of parking stalls shall be
governed by the City of Dublin Zoning Ordthance. Each unenclosed parking facility
shall include a perimeter landscaped strip, landscaped islands and tree planters.
6.
a. The landscaped strips shall be:
(1) at least 20 feet wide between the parking area and the property line
along public right-of-way, except along Hacienda Drive where the
setback shall be 35 feet.
(2)
at least 16 feet between the parking area and building window walls
.
(3) at least 10 feet between the parking area and other building walls
except in areas designated for truck docking, maneuvering and
parking.
(4) The landscaped strip between the parking area and the property line
along a public right-of-way shall include a berm not less than three
feet in height to substantially screen the view of parked vehicles
from the street. The berm should be sized and located to allow
visibility for the safety of motorists exiting the site. Where
residential uses abut, landscape planting on the berm shall be
designed to block views of parked vehicles.
(5) At entries, sidewalks shall be incorporated into the landscaped strip.
A minimum of 4 feet clear width shall be maintained for any
sidewalk.
(6) Where the landscaped strip is adjacent to building window walls or
pedestrian rights-of-way, landscaping shall be provided that screens
views of automobiles. In this location, the use of a berm is desirable.
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A minimum of one (1) parking lot tree shall be planted for every six parking
spaces. Trees shall be distributed throughout the parking area, shall be of a
variety that offers a substantiall I I - !it1J: , I: i (l'" : i (+--:\ .
shade canopy when mature and It, '~J) I: ; \;,) i I ~ . <-.J .
shall be a minimum IS-gallon
size when planted. Tree planters I I (~'J' . """'" -----.
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shall have standard six-inch.l ~ .: I! oJ i t i ~
curbs on all sides and shall have
good surface drainage. Trees shall be planted as part of the construction
process for the parking area.
b.
c. The parking area shall contain landscaped islands with a mInImum
dimension of five feet by five feet;-excluding curb. Landscaped islands or
adjacent trees in planting strips shall be located for every six parking spaces
in a single row.
D. Circulation: Access and on-site circulation should allow the movement of vehicles, bicycles
and pedestrians in a safe, efficient and logical manner.
1. Entryways: Attractive entryways shall be provided to individual parcels for
automobiles and pedestrians.
.
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a.
Parcel entries should be oriented toward i
internal or external open space, landscape ---1:~
or architectural features.
b.
Access drives shall be located to orient
visitors to the building entries, wherever
feasible.
c.
Access drives shall be designed with
adjacent lots to provide sufficient I' I
automobile stacking during peak periods of~ .
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use. ' '.
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d.
Access drives shall have minimum curb ; ,
radii of 20 feet.
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e.
Distinctive landscape materials and focal elements shall be used at each .
major entry.
f.
A pedestrian walkway shall link the public sidewalk on each frontage with
on-site pedestrian circulation
routes.
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2.
Driveways: Vehicular circulation routes
within the site should provide efficient
means of moving goods or passengers
while avoiding long, unbroken drives or
aisles in parking areas to discourage
speeding and through-traffic.
E. Architectural Design: An overall architectural theme is to be established for the entire site.
The predominant building material shall be concrete.
I. The front and side facades of buildings shall be designed to provide visual interest
to pedestrians and motorists. Front and side building facades shall include sufficient
articulation to prevent long, uninterrupted walls. Vertical elements shall be
introduced as necessary to break long building walls and introduce interruptions for .
shade and shadow effect. Vertical elements shall be placed no less than 50' apart
unless waived during site development review.
2. The design of windows, reveals, parapets and other architectural features should
promote a visually stimulating and coherent architectural theme. Long stretches of
windows shall be broken up by perpendicular elements, such as building wall,
trellises or latticework.
3. Entries: Distinctive materials shall be used in the design of entry areas to highlight
these areas.
4. Distinctive roof lines shall be introduced at building entries and at the building
comers at the Hacienda and Gleason intersection and the Gleason and Arnold
intersection. Rooftop mechanical equipment shall be screened from view.
s. Accessory structures are not encouraged. If proposed, individual cases will be
subject to SDR review for impacts to parking, landscaping and setbacks. Such
Accessory structures shall be constructed with the same materials and details as the
primary structures.
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6.
Truck docking areas shall be designed as a part of the overall architectural design
for a principal building, such that the view of these areas shall be screened to the
maximum extent feasible from street views or otherwise architecturally treated to
resemble the side or front of the same building.
7. Outdoor Storage: Outdoor storage of materials is specifically prohibited.
F. Lighting: Lighting shall conform with the City of Dublin standards and shall complement
the site architectural theme.
1. Pedestrian walkways, entry areas, courtyards and plazas should be lighted to
provide a sense of personal safety for pedesfi'ians and to minimize shadows.
2. Interior private streets, driveways and parking areas shall be lighted with 20-30 foot
high fixtures of a consistent character and quality and shall meet at least the City's
minimum footcandle lighting standards for public streets.
3. All lighting shall be shielded in a manner that prevents visibility of the light source
and that minimizes glare and light spillover beyond the perimeter of the
development.
G.
SignaQe: A clear, hierarchically organized system of signage shall be provided to orient
users to various destinations. All signs are to confonn to the City of Dublin Sign Ordinance
and are to be of a unifonn style throughoutthe site. The signage elements shall complement
the site architectural theme.
H. Utilities: Padmounted transfonners, water mains and other utilities shall be located and
screened to minimize visibility. No structures other than fencing and landscaping shall be
located within any portion of the public utility easement unless authorized subject to an
encroachment pennit.
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ORDINANCE NO.
AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING
ORDINANCE TO PERMIT THE REZONING OF PROPERTY LOCATED AT THE
SOUTHWEST CORNER OF GLEASON ROAD AND HACIENDA DRIVE IN THE
EASTERN DUBLIN SPECIFIC PLANNING AREA (APN: 946-15-1-4(por))
------------------------------------------------------------------------------------------------
The City Council of the City of Dublin does ordain as follows:
Section 1
Chapter 2 of Title 8 ofthe Dublin Ordinance Code is hereby amended in the following
manner:
Approximately 25 acres generally located at the southwest comer of Gleason Road and
Hacienda Drive in the Eastern Dublin Specific Planning area, more specifically described as
Assessor's Parcel Number 946w15-Iw4(por) are hereby rezoned from a Planned Development to
a Planned Development Industrial/Office as shown and described on the application for a
Planned Development Rezone and on Exhibit A (Resolution No,_ Approving and
Establishing Findings, General Provisions and Conditions of Approval), exhibit to the Staff
Report dated December 17,1996, to the City Council, on file with the City of Dublin Department
of Community Development, and hereby adopted as the regulations for the future use.
improvement, and maintenance of the property within this District.
A map of the rezoning area is outlined below:
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EXHIBIT 2
Section 2
This ordinance shall take effect and be enforced thirty (30) days from and after its
passage. Before the expiration of fifteen (15) days after its passage, it shall be published once,
with the names of the Councilmembers voting for and against same, in a local newspaper
published in Alameda County and available in the City of Dublin.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 7th day
of January, 1997, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN :
Mayor
ATTEST:
City Clerk
G:\P A96-020\ORD
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