HomeMy WebLinkAboutOrd 08-22 Considering the CEQA Addendum, Amending the Zoning Map and Approving a Planned Dev Zoning District with a Related Stage 1-2 Dev Plan for the Dublin Senior Living ProjectOrd. No. 08-22, Item 4.15, Adopted 06/21/2022 Page 1 of 8
ORDINANCE NO. 08 – 22
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
CONSIDERING THE CEQA ADDENDUM, AMENDING THE ZONING MAP AND APPROVING A
PLANNED DEVELOPMENT ZONING DISTRICT WITH A RELATED STAGE 1 AND STAGE 2
DEVELOPMENT PLAN FOR THE DUBLIN SENIOR LIVING PROJECT
PLPA 2021-00042
(APN 986-0014-013-00)
The Dublin City Council does ordain as follows:
SECTION 1 . RECITALS
A. The Applicant, South Bay Partners, LLC., proposes to develop a community care facility located at
5751 Arnold Road. The proposed project consists of a two-story, 155,517-square-foot building with
152 units, including 114 assisted living units, 38 memory care units and a total of 174 beds.
Common space amenity areas, and associated site, frontage and landscape improvements are also
proposed. Requested approvals include a Planned Development Rezoning with a related Stage 1
and Stage 2 Development Plan and Site Development Review Permit. These planning and
implementing actions are collectively known as the “Dublin Senior Living Project” or the “Project”.
B. The Project site is approximately 5.74 acres located on the east side of Arnold Road, north of Central
Parkway (APN 986-0014-013-00).
C. The Project site has a General Plan land use designation of Campus Office and is located in a
Planned Development Zoning District (Ordinance No. 30-98).
D. The community care facility is consistent with the Campus Office land use designation but requires
amendments to the Planned Development Zoning District.
E. The California Environmental Quality Act (CEQA), together with the CEQA Guidelines and City of
Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared.
F. The Project site is located in the Eastern Dublin Specific Plan area, for which the City Council
certified an Environmental Impact Report and an addendum on August 22, 1994 (1993 GPA/SP
EIR), which identified impacts from development of the Eastern Dublin Specific Plan area. The City
Council adopted mitigation measures, a mitigation monitoring program and a Statement of
Overriding Considerations (Resolution No. 53-93, incorporated herein by reference).
G. The City prepared an Initial Study to determine whether supplemental environmental review was
required for the proposed Project under CEQA standards. The Initial Study examined whether there
were substantial changes to the proposed development, substantial changes in circumstances, or
new information, any of which would result in new or more severe significant impacts than previously
analyzed in the 1993 GPA/SP EIR, or whether any standards for supplemental environmental
review were met.
Ord. No. 08-22, Item 4.15, Adopted 06/21/2022 Page 2 of 8
H. Upon completion of the Initial Study, it was determined that there were no new potentially significant
impacts associated with the Project and, therefore, an Addendum to the 1993 GPA/SP EIR was
prepared.
I. Following a properly noticed public hearing on May 10, 2022, the Planning Commission adopted
Resolution No. 22-07 recommending that the City Council consider the CEQA Addendum, and
approve of a Zoning Map Amendment, a Planned Development Rezone with a related Stage 1 and
2 Development Plan and a Site Development Review Permit for the Dublin Senior Living Project,
which resolution is incorporated herein by reference and available at City Hall during normal
business hours.
J. A Staff Report, dated June 7, 2022, and incorporated herein by reference, described and analyzed
the Project, including the CEQA Addendum, Zoning Map Amendment, Planned Development
Rezoning and Site Development Review Permit for the City Council.
K. On June 7, 2022, the City Council held a properly noticed public hearing on the Project, including
the Zoning Map Amendment, Planned Development Rezoning and Site Development Review
Permit at which time all interested parties had the opportunity to be heard.
L. The City Council considered the Addendum to the 1993 GPA/SP EIR, as well as the prior 1993
GPA/SP EIR and all above-referenced reports, recommendations, and testimony before taking any
action on the Project.
M. The City Council did hear and use independent judgment and considered all said reports,
recommendations, and testimony hereinabove set forth.
Section 2: Findings
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code (DMC), the City Council finds as follows.
1. The Dublin Senior Living Project (“the Project”) PD-Planned Development Zoning meets the
purpose and intent of DMC 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. The Project is planned comprehensively and will follow
development standards tailored to the specific needs of the site. These standards will address
issues such as building setbacks, architecture, landscaping and grading. The proposed facility
will blend with the natural features unique to the site through the use of design and planning.
The Applicant proposes internal common space areas and landscape amenity areas around the
building, which are consistent with the provisions and regulations for development set forth
therein.
2. Development of the 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 for a new community care facility, which as a commercial service use type will be similar
to other nearby uses, which include a mix of commercial, office, residential (single-family and
multifamily), institutional, and civic uses.
B. Pursuant to DMC Sections 8.120.050 A and B, the City Council finds as follows.
Ord. No. 08-22, Item 4.15, Adopted 06/21/2022 Page 3 of 8
1. The PD-Planned Development Zoning for the Project will be harmonious and compatible with
existing and potential development in the surrounding area in that the proposed site plan has
taken into account adjacent land uses and will provide a wide range of amenities for residents
of the facility. The Project will allow for elderly residents of surrounding neighborhoods to
continue to reside in Dublin and will provide employment opportunities. The proposed site plan
has considered a land use type and density that is compatible with the adjacent area and
densities.
2. The Project site is physically suitable for the type and intensity of the zoning district being
proposed in that the site is flat with access provided from Arnold Road and is served by existing
public utilities. The Project site conditions are documented in the Addendum to the 1993
GPA/SP EIR and prior certified 1993 GPA/SP EIR, and the Project will implement all adopted
mitigation measures, as applicable. There are no site conditions that have been identified that
will present an impediment to development of the site for the proposed community care facility.
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, as applicable. In order to ensure adequate
emergency vehicle access to all portions of the site, access is provided to the site from Arnold
Road.
4. The PD-Planned Development Zoning is consistent with and in conformance with the Dublin
General Plan and the Eastern Dublin Specific Plan, in that the proposed use as a community
care facility is consistent with the existing Campus Office land use designation for the site, which
allows commercial service uses. The Project complies with this designation as it will provide for
an attractive, campus-like setting for a non-retail commercial use that will not generate nuisances
related to emissions, noise, odors, or glare.
Section 3: Zoning Map Amendment
Pursuant to Dublin Municipal Code Chapter 8.32, 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 (Resolution No. 30-98):
5.74 acres located on the east side of Arnold Road, north of Central Parkway (Assessor Parcel
Number 986-0014-013-00) (“the Property”).
Ord. No. 08-22, Item 4.15, Adopted 06/21/2022 Page 4 of 8
A map of the rezoning area is shown below:
Section 4. Approval of Stage 1 and Stage 2 Development Plan
The regulations for the use, development, improvement, and maintenance of the Property are set forth
in the following Stage 1 and Stage 2 Development Plan for the 5.74-acre project area, which is hereby
approved. Any amendments to the Stage 1 and Stage 2 Development Plan shall be in accordance with
DMC Section 8.32.080 or its successors.
Stage 1 and Stage 2 Development Plan
This is a Stage 1 and Stage 2 Development Plan pursuant to DMC Chapter 8.32. This Development
Plan meets all the requirements for both a Stage 1 and Stage 2 Development Plan and is adopted as
part of the PD-Planned Development Zoning for the Dublin Senior Living Project (PLPA-2021-00042).
The Planned Development zoning district and this Stage 1 and Stage 2 Development Plan provides
flexibility to encourage innovative development while ensuring that the goals, policies, and action
programs of the General Plan and provisions of DMC Chapter 8.32 are satisfied.
1. Statement of Proposed Uses
Permitted Uses (as defined by the Zoning Ordinance):
Community Care Facility/Large
Similar and related uses as determined by the Director of Community Development
Conditional Uses:
None
Accessory Uses:
Uses which are necessarily and customarily associated with, and are appropriate, incidental, and
subordinate to the principal uses as determined by the Director of Community Development
2. Stage 1 and Stage 2 Site Plan
The Stage 1 and Stage 2 Site Plan is shown below.
Ord. No. 08-22, Item 4.15, Adopted 06/21/2022 Page 5 of 8
3. Site Area, Proposed Densities and Development Regulations
Maximum Beds 174
Maximum Faculty and
Staff
42 (on-site at one time)
Floor Area Ratio 0.62
Maximum Building
Height:
2 stories/28 feet
Maximum lot coverage 32%
Parking Spaces 1 per 3 employees on largest shift, plus 1 per 3
beds
Parking Stall Dimensions
Standards
Per Chapter 8.76 Off-Street Parking and Loading
Regulations of the Dublin Zoning Ordinance
Minimum Setbacks 20’ front (along Arnold Road)
10’ side (along north and south property lines)
10’ rear (along east property line)
Signage Pursuant to Chapter 8.84 Sign Regulations of the
Dublin Zoning Ordinance
4. Phasing Plan.
The Project is not subject to a phasing plan as it will be built in one phase, first beginning with site
preparation, and followed by grading, building construction, paving and architectural coating.
5. General Plan and Specific Plan Consistency.
Ord. No. 08-22, Item 4.15, Adopted 06/21/2022 Page 6 of 8
The Project is consistent with the General Plan and Eastern Dublin Specific Plan land use
designation of Campus Office, which allows commercial service uses, such as community care
facilities. in addition, the proposed use will provide for an attractive, campus-like setting for a non-
retail commercial use that will not generate nuisances related to emissions, noise, odors, or glare
and is consistent with the floor area ratio of 0.25. to 0.80 allowed in the Campus Office land use
designation.
6. Inclusionary Zoning Regulations.
The proposed project is a commercial use type and is not subject to the Inclusionary Zoning Regulations
(DMC Chapter 8.68) for the provision of affordable housing because the regulations apply only to residential
development projects of 20 units or more.
7. Architectural Standards.
The Project’s architectural style utilizes a contemporary design approach, which has been designed
to be complementary to the nearby residential development within the Dublin Crossing Specific
Plan.
The architectural design of the Project shall reflect the following standards:
• Incorporate features such as different wall planes, heights, wall textures, low slope/flat roof
construction, light fixtures, and landscaping to enhance the building detail at the pedestrian
level.
• Use high quality modern materials including engineered wood-look panel veneer, smooth
stucco finish, cultured stone veneer, and provide for stucco clad framed elements to break
down the building form into more human scale volumes.
• Colors shall be neutral in nature, while bright/harsh primary colors shall be avoided.
• Windows shall provide for a modern style and vary in size and configuration, while being free
of decorative mullions.
• Where appropriate, given the orientation of the building to the sun, modern metal canopies
shall be provided above windows to employ shade to respective units.
• Provide functional outdoor spaces for residents, which allows for gathering and socializing,
with landscaping, outdoor seating, enhanced paving treatment, and other features to provide
an appropriate urban scale for the development.
8. Preliminary Landscaping Plan.
The conceptual landscape design of the Project shall reflect the following standards:
• Create a park-like environment that is utilized by the residents.
• Provide plentiful green space and natural habitat that utilizes a native and climate-adaptive
planting palette to Dublin, and is considered moderate or low water use.
• Provide a generous landscape buffer along Arnold Road that softens the main street
frontage.
• Preserve existing trees where possible along the site perimeter to further enhance the
landscape buffer and better integrate the new development into the surrounding community.
• Utilize plants that provide a year-round vegetated landscape with seasonality, color, and
interest for an attractive visual environment.
Ord. No. 08-22, Item 4.15, Adopted 06/21/2022 Page 7 of 8
9. Aerial Photo.
10. Applicable Requirements of Dublin Zoning Ordinance.
Except as specifically provided in this Stage 1 and Stage 2 Development Plan, the use,
development, improvement, and maintenance of the property shall be subject to the regulations of
the closest comparable zoning district as determined by the Community Development Director and
the Dublin Zoning Ordinance. No development shall occur on this property until a Site Development
Review Permit has been approved.
Section 5. Effective Date. This Ordinance shall take effect and be enforced thirty (30) days
following its final adoption.
Section 6. Posting. 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.
{Signatures on the following page}
Project
Location
COMMERCIA
RESIDENTIAL
COMMERCIAL
COMMERCIAL RESIDENTIAL
Ord. No. 08-22, Item 4.15, Adopted 06/21/2022 Page 8 of 8
PASSED, APPROVED AND ADOPTED BY this 21st day of June 2022, by the following vote:
AYES: Councilmembers Hu, Josey, Kumagai, McCorriston and Mayor Hernandez
NOES:
ABSENT:
ABSTAIN:
_____________________________
Mayor
ATTEST:
_____________________________
City Clerk