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HomeMy WebLinkAboutAttmt 1 Reso Rec CC Appv 05-042 RESOLUTION NO. XX-05 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING CITY COUNCIL ADOPTION OF STAGE 2 PLANNED DEVELOPMENT ZONING FOR PA 05-042 DUBLIN TRANSIT CENTER SITE E-l (METROPOLITAN AT DUBLIN STATION) LOCATED AT THE SOUTHEAST CORNER OF DUBLIN BOULEVARD AND IRON HORSE PARKWAY (APN 986-0001-013-02) WHEREAS, the Applicant, D.R. Horton Inc., has requested approval of Stage 2 Planned Development Zoning for PA 05-042, Dublin Transit Center Site E-l, for the construction of a 300-unit condominium complex with ±15,000 square feet of retail on approximately ±4.1 acres of land, located on Site E-l of the Dublin Transit Center, within the Eastern Dublin Specific Plan, at the southeast comer of Dublin Boulevard and Iron Horse Parkway; and WHEREAS, the Applicant has submitted a complete application for Stage 2 Planned Development Zoning for the construction of a 300-unit condominium complex with ±15,000 square feet of retail which is available and on file in the Planning Division; and WHEREAS, the Applicant has submitted project plans in conjunction with the requested entitlement prepared by Togawa and Smith Architects, Inc. received by the Planning Division on November 21,2005 and a Stage 2 Development Plan; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, pursuant to the California Environmental Quality Act, Staff has recommended that the project be found exempt from CEQA pursuant to Government Code section 65457 for residential projects that are consistent with a specific plan. The Project is within the scope of the Final Environmental Impact Report (EIR) for the Dublin Transit Center General Plan Amendment, Eastern Dublin Specific Plan Amendment, Stage 1 Planned Development Zoning, Tentative Parcel Map, and Development Agreement (SCH 2001120395) which was certified by City Council Resolution No. 215-02 dated November 19, 2002. This recommendation is based on a determination that there are no supplemental impacts that would require preparation of a Supplemental EIR; and WHEREAS, a Public Hearing was scheduled before the Planning Commission on December 13, 2005; and WHEREAS, proper notice of said Public Hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted to the Planning Commission describing the project and outlining the issues surrounding the request; and ATTACHMENT I WHEREAS, the Planning Commission did hold a public hearing on said project application on December 13, 2005; and WHEREAS, the Planning Commission did use its independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth; NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding said Stage 2 Planned Development Zoning: A. The proposed amendment will be harmonious and compatible with eXlstmg and potential development in surrounding areas because: 1) the proposed development is consistent with the approved development for this propertv as approved under the Stage 1 Planned Development Zoning; 2) the proposed project is compatible with the surrounding area which is comprised of residential and commercial development; 3) the mixed-use development will be compatible with the approved adjacent Avalon Bav development because the development consists of apartment units and retail; 4) as designed, the architecture of the building including roof forms. colors and materials is compatible with the roof forms. colors and materials of the existing and approved buildings in the vicinitv; 5) as shown on the Landscape Plans, the proposed landscaping is compatible with the existing and approved landscaping in the area including landscaping along Dublin Boulevard and street trees which conform to the requirements of the Dublin Transit Center Plan. B. The subject site is physically suitable for the type and intensity of the zoning district being proposed because: 1) the Stage 1 Planned Development Zoning identified this propertv as having the potential to be developed with office. housing and/or retail and the proposed project will have a mix of retail and residential units which will conform to the approved land use for the property; 2) the proposed development will result in a density of 73.1 dwelling units per acre which is compatible with densities in the surrounding neighborhood; 3) the proposed density and height of the buildings (five and seven stories) will be compatible with the height of buildings in the surrounding area and will be compatible with the site which is located near the Dublin/Pleasanton BART station and a higher density is warranted to encourage use of the station and to take advantage of the close proximity to the public transit center; and 4) the proposed lot coverage of 84% is compatible with the approved and future Dublin Transit Center developments. C. The proposed amendment will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety, and welfare because: 1) the proposed project will result in a mixed-use development with condominium units and ground floor retail and is compatible with existing and future development in the area as identified in the Dublin Transit Center Plan; 2) the site layout and design of the proposed buildings (project site) is compatible with the site layout and design of buildings in the neighborhood; and 3) as conditioned. the buildings will be operated in such a manner as to reduce impacts on the surrounding neighborhood. D. The proposed amendment is consistent with the Dublin General Plan, Eastern Dublin Specific Plan and the Stage 1 Planned Development Zoning (Dublin Transit Center Plan) because: ~ proposed 300 condominium units and 15.000 Sq. ft. of ground floor retail are compatible with the 2 approved uses for the site; 2) the overall design of the project is consistent with the design requirements discussed in the Dublin Transit Center Plan; 3) the proposed project is consistent with the Eastern Dublin Specific Plan because the Plan states that the Transit Center area should have a mix of uses and should have a pedestrian friendly environment which the proposed project achieve through a mix of retail and residential uses and through the design of the building. site layout and landscaping which together promote the use of the street and create a more pedestrian friendly environment; 4) the proposed project includes ground floor retail along Iron Horse Parkway and Martinelli Way to serve the residents and employees in the area which is consistent with the goals of the Eastern Dublin Specific Plan which encourages retail on Iron Horse Parkway to add vitality to the street and to serve the needs of residents and employees in the neighborhood; 5) the proposed development is compatible with the General Plan Land Use designation of Mixed- Use which allows for a combination of high density residential and retail uses which the development will achieve; 6) the proposed project is compatible with the General Plan Implementing Policy 2.1.1.B which encourages high density residential projects where higher density is compatible with the surrounding uses and the density of the project is compatible with surrounding developments and a higher density in this case is warranted due to the location of the BART station which is less than one quarter of a mile from the property; and 7) the proposed project meets the intent of the Dublin General Plan which discourages proiects which do not relate well to the surrounding developments and the proposed project is compatible with the neighborhood which includes office. high density residential and retail uses including mixed-use developments which are located across the street from and adjacent to (future) the property. E. The proposed Planned Development Zoning District meets the purpose and intent of Chapter 8.32 Planned Development Zoning District of the Dublin Zoning Ordinance because: 1) the project is consistent with Section 8.32.01O.B of the Dublin Zoning Ordinance because the property has a mix of retail and residential uses; 2) as discussed above, the proposed project is compatible with the Dublin Transit Center Plan and the General Plan as required by Section 8.32.01O.C of the Dublin Zoning Ordinance; 3) the site layout. architecture and landscaping is well designed in and of itself and with respect to the surrounding neighborhood which meets the requirements of Section 8.32.01O.D and 8.32.01O.F; and 4) the proposed development will be attractively designed and has architectural elements that are consistent with architectural elements found on buildings in the neighborhood and will also have a unique design which will promote visual interest on the street as required by Section 8.32.01O.H. F. Development under the Planned District Development Plan will be harmonious and compatible with existing and future development in the surrounding area because: 1) the proposed project is a mix of resident and employee serving retail and high density residential which is compatible with the approved developments in the area which have high density residential and retail uses; 2) the approved uses for the property as listed in the Stage 2 Development Plan are compatible with the approved uses in the vicinity and the approved uses listed in the Stage 1 Planning Development Zoning; 3) the proposed proiect is compatible with anticipated future developments in the area as identified in the Stage 1 Planned Development Zoning; 4) the proposed shared parking credit of 25% to share retail and residential parking stalls in the parking garage is compatible with the area because the shared parking credit has been determined to be warranted in the November 9,2005 Focused Parking Analysis; 5) future retail uses will be limited based on the available number of parking stalls located in the parking garage; 6) based on parking concerns. eating and drinking establishments. as conditioned. will be limited to no more than 6.000 Sq. ft.; 7) as conditioned future retail establishments will be reviewed with respect to the number of available off-street 3 parking stalls and parking requirements as established by Chapter 8.621. Off-Street Parking and Loading Regulations. of the Dublin Zoning Ordinance; 8) the shared parking credit is warranted based on the anticipated time of use of the stalls by guests or retail users and due to the 26 parking stalls located on Iron Horse Parkway and Campus Drive which will be available for short term parking (two hours maximum) for guests, retail users and residents; 9) the design of the building which includes Mediterranean and modem design features will be compatible with developments in the neighborhood which have a Mediterranean or modem design or a mix of the two elements; 10) the architecture of the building includes tower elements. stucco and stone materials. earth tone colors, window design. roof pitch. extensive use of glass in the retail portion of the property are compatible with common architectural elements found in the area; and 11) the project includes many pedestrian friendly elements which include attractive paving. ground floor retail. street trees, awnings and units with street access which is compatible with the proposed design of the area. as discussed in the Dublin Transit Center Plan, and is compatible with the design of the approved developments in the area. BE IT FURTHER RESOLVED that the Planning Commission does hereby recommend that the City Council approve the Stage 2 Planned Development Zoning in substantially the form attached as Exhibit A for P A 05-042 Dublin Transit Center Site E-l (Metropolitan at Dublin Station). PASSED, APPROVED AND ADOPTED this 13th day of December 2005. AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Planning Manager 4 Stage 2 Development Plan Stage 2 Planning Development Zoning District (PA 05-042) Dublin Transit Center Site E-l Metropolitan at Dublin Station (Portion of APN 986-0001-013-02) This is a Stage 2 Development Plan pursuant to Chapter 8.32, Planned Development Zoning District, of the Dublin Zoning Ordinance for Dublin Transit Center Site E-l, located at the southeast corner of Dublin Boulevard and Iron Horse Parkway. This Development Plan meets all of the requirements for Stage 2 Planned Development review ofthe project. This Development Plan includes Site, Architectural, Circulation, and other plans and exhibits prepared by Togawa and Smith Architects, Inc., received by the Planning Division on November 21, 2005, and Landscape Plans prepared by The Guzzardo Partnership Inc., received by the Planning Division on November 21,2005, referred to as Project Plans labeled as Attachment_ to the January 17,2005 City Council Agenda Statement, stamped approved and on file in the Planning Department. The Planned Development District allows the flexibility needed to encourage innovative development while ensuring that the goals, policies and action programs of the General Plan, Eastern Dublin Specific Plan, Stage I Planned Development Zoning (Dublin Transit Center Plan) and provisions of Section 8.32, Planning Development Zoning District of the Zoning Ordinance are satisfied. The Stage 2 Planned Development Zoning District Development Plan meets the requirements of Section 8.32.040.B of the Zoning Ordinance and consists of the following: 1. Zoning 2. Permitted Uses 3. Conditional Uses 4. Temporary Uses 5. Accessory Uses 6. Dublin Zoning Ordinance - Applicable Requirements 7. Density & Affordability 8. Development Regulations 9. Parking/Garage and Loading 10. Site Plan and Architecture 11. Preliminary Landscape Plan 12. Compliance with Stage 2 Planned Development Plans Stage 2 Planned Development Zoning District Development Plan 1. Zoning PD, Planned Development Zoning District. The Dublin Transit Center Plan states that the land use for this property is Campus Office which allows office (up to 300,000 sq. ft.), high- density residential (with up to 300 dwelling units) and ancillary commercial (up to a maximum of 15,000 sq. ft.). EXHIBIT A PD. Planned Development Zoning District PA 05-042 Dublin Transit Center Site E-t 2. Permitted Uses Permitted uses shall be as adopted by Ordinance 21-02, the Dublin Transit Center Stage 1 Planned Development Zoning Development Plan (PA 00-013) and as shown as follows. Due to the number of available parking spaces on-site, the allowable uses for the site are limited (see Section 9, Parking, for more information). The approved uses for Metropolitan at Dublin Station are as follows: Multi-Family Uses Accessory Structures and Uses (See below) Community Care Facility/Small Home Occupations (per Chapter 8.64 of the Dublin Zoning Ordinance) Multi-Family Dwelling Parking Garage Private Recreation Facility (for homeowner's association and/or tenant's use) Small Family DaycarelHome Eating, Drinking and Entertainment Establishments including, but not limited to:* Bagel Shop Café Coffee House Delicatessen Ice Cream/Y ogurt Micro-Brewery Outdoor Seating RentallManagement Office Restaurant (serving alcohol permitted, full service, sit-down and convenience permitted, drive-thru's are not permitetd) Local-Serving Retail Uses including, but not limited to: Art Gallery/Supply Store Auto Parts Bakery Bicycle Shop Book Store Clothing Store ComputersÆlectronic Equipment Discount/Warehouse Store Drug Store FloristfPlant Shop Formal Wear SaleslRental Shop Furniture Store General Merchandise Store Gift Shop Hardware Hobby Shop Home Appliances Jewelry Store Liquor Store 2 PD, Planned Development Zoning District PA 05-042 Dublin Transit Center Site E-I Music Store Local-Serving Retail Uses including, but not limited to (continued): Newspapers and Magazines Paint, Glass and Wallpaper Store Parking Lot/Garage - Commercial Party Supplies Pet Store and Supplies Photographic Supply Store Picture Framing Shop Shoe Store Specialty Food Store/Grocery/Supermarket - including meat, fish, wine, candy, health food, etc. Specialty Goods - including cooking supplies, housewares, linen, window coverings, china/glassware, etc. Sporting Goods Stationary/Office Supplies Toy Store Variety Store Video Store Local Serving Service Uses including, but not limited to: Automatic Teller Machines (ATM) Bank, Savings and Loan, and other financial institutions Barber/Beauty ShoplNail Salon Copying and Printing Dry Cleaner (no plant on premises) Laundromat Locksmith Medical Clinic** Photographic Studio Professional Offices, including: accounting, architectural, dental, engineering, legal, medical, optometry, etc. Photographic Studio Real EstateITitle Office Shoe Repair Tailor Technology Access Center Travel Agency Watch and Clock Repair * Eating and Drinking Establishments (including convenience, full service and sit down) are limited to a maximum of 6,000 sq. ft. ** These facilities/uses are limited based on available parking 3 PD, Planned Development Zoning District PA 05-042 Dublin Transit Center Site E-I 3. Conditional Uses Conditional uses shall be as adopted by Ordinance 21-02, the Dublin Transit Center Stage 1 Planned Development Zoning Development Plan (PA 00-013) and are as follows: Conditional Uses (the following would need to be approved by the Planning Commission): Bar Community Care FacilitylLarge Day Care Center** HospitallMedical Center Nightclub Religious Facility** School/Private** * Eating and Drinking Establishments (including convenience, full service and sit down) are limited to a maximum of 6,000 sq. ft. ** These facilities/uses are limited based on available parking 4. Temporary Uses Temporary uses shall be as adopted by Ordinance 21-02, the Dublin Transit Center Stage 1 Planned Development Zoning Development Plan (PA 00-013) and are as follows: Temporary Uses: Sales OfficelModel Home ComplexlRental Office Temporary Construction Trailer 5. Accessory Uses Accessory uses shall be as adopted by Ordinance 21-02, the Dublin Transit Center Stage 1 Planned Development Zoning Development Plan (PA 00-013) and the Dublin Zoning Ordinance. 6. Dublin Zoning Ordinance - Applicable Requirements Except as specifically modified by the provisions of this PD, Planned Development Zoning District Development Plan, all applicable general requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in this PD, Planned Development Zoning District Development Plan. 7. Density Site Area: ±4.1 acres (net) Density: 73.1 dwelling units per acre (net) Number of Units: 300 dwelling units Unit Types: One Bedroom: 18 units 4 PD, Planned Development Zoning District PA 05-042 Dublin Transit Center Site E-I Two Bedroom: Three Bedroom: 236 units 46 units Unit Type No. of Unit size Bathrooms Units (net souare foota2e) 1 Bedroom Flat + Mezzanine 15 1,048 Sq. Ft. 1 1 Bedroom Flat + Stoop 3 800 Sq. Ft. 1 2 Bedroom Flat 182 1,048 - 1,594 Sq. Ft. 2 2 Bedroom Flat + Mezzanine 13 1,170 -1,196 Sq. Ft. 2 2 Bedroom Flat + Stoop 11 1,048 - 1,594 Sq. Ft. 2 2 Bedroom Town House 30 1,391 Sq. Ft. 2 3 Bedroom Flat 40 1,317 -1,378 Sq. Ft. 2 3 Bedroom Flat + Mezzanine 6 1,432 - 1,534 sq. ft. 2 Total: 300 8. Development Regulations Unless otherwise stated below, all development regulations in this Stage 2 Planned Development Zoning District are subject to the requirements of the R-M and comparable Commercial Zoning Districts. DeveloPDlentStandard Multi-Familv Residential/Ancillary Commercial Lot Area: ±4.1 acres (net) Lot Dimensions: Lot Width: 289'9" feet along Dublin Boulevard Lot Depth: 602'5" feet along Iron Horse Parkway Setbacks: IO feet (varies) along Dublin Boulevard 0 feet (none required) along Iron Horse Parkway 16 feet along Martinelli Way 0 feet (none required) along Campus Drive Heil!.ht Limits: Residential/Commercial 7 stories Structures 65 feet Along Martinelli Way Reouired Parkinl!.:* Residential 450 spaces Guest Parking 66 spaces Retail 30 spaces Eating and Drinking 60 spaces Establishment Total Parking reouired 606 svaces Lot Covera2e: 84% *Refer to the section below for discussion on parking requirements. 5 PD. Planned Development Zoning District PA 05-042 Dublin Transit Center Site E-l 9. Parking/Garage and Loading A total of 734 parking stalls, either in the parking structure or on the street will be provided with the project. The number of residential parking stalls provided will exceed the requirement for the site by 128 (the Dublin Transit Center Plan requires 1.5 parking stalls for each dwelling unit), however, these stalls will be provided for residents of the condominiums. A total of 708 parking stalls will be provided in the parking garage. The parking garage can be accessed from Iron Horse Parkway and Campus Drive. Parking for residents will be located behind a gate which will require a remote to open. Retail parking is located on the south side of the garage. A total of 95 parking stalls and 22 guest parking stalls are located in this area. This portion of the parking garage may be accessed from Iron Horse Parkway and Campus Drive. Two pedestrian pathways are also included in the project which provide pedestrian access from Iron Horse Parkway and Martinelli Way. A total of 26 parking stalls will be provided on Iron Horse Parkway and Campus Drive which can be used for short term guest, resident or retail parking. Parking along these streets are limited to a maximum of two hours. Signage will be posted which alerts motorists of the parking limits. Loading for large trucks will be provided along Martinelli Way. The Dublin Transit Center Plan required 1.5 parking spaces per dwelling unit and did not discuss whether or not guest parking was included in that figure. Parking studies were later conducted which recommended that guest parking equal 15% of the total required number of parking stalls in the Transit Center. A total of 44 guest parking stalls will be provided which is a deficit of 22 stalls over what is required (66). The Applicant has requested a 25% shared parking credit which would allow the Applicant to combine retail and guest parking on the south side of the parking garage (which will result in a deficit of 22 parking stalls). Based on recommendations from a parking analysis conducted for the project (see Omni-Means Focused Parking Analysis dated November 9, 2005), the provided parking will meet retail and guest parking demands for the property as long as the parking stalls along Iron Horse Parkway and Campus Drive are reserved for short term parking. Based on the parking provided, retail uses will be limited based on the availability of parking, Retail parking requirements are located in Chapter 8.76, Off-Street Parking and Loading Regulations of the Dublin Zoning Ordinance. Parking requirements for Metropolitan at Dublin Station are as follows: Use Eatin and Drinkin Establishment FurniturelLar e A liance Store General Retail Re air Sho Banks and Financial Institutions Outdoor Seatin Day Care Center (15+) 1 I 1 6 PD, Planned Development Zoning District PA 05-042 Dublin Transit Center Site E-I I Medical Office (Health Services/Clinics) 11 per 150 sq. ft. Based on available retail parking, Eating and Drinking Establishments are limited to no more than 6,000 Sq. ft. Outdoor seating may be provided based on the number of available parking spaces. The table below illustrates the maximum floor area allowed per use and the number of parking stalls provided. Floor Area Reouired Parkin2 Provided Parkin2 Eating and Drinking 6,000 sq. ft. 60 60 Establishments Retail 9,000 sq. ft. 30* 30 *Assumes General Retail use which requires 1 parking stall per 300 sq. ft. of floor area. The actual number of required parking stalls varies as shown on the table on the previous page. Parking/Garage and Loading shall be provided in accordance with the Chapter 8.76, Off- Street Parking Regulations, of the Dublin Zoning Ordinance, except as stated herein and as shown otherwise on the plans and exhibits prepared by Togawa and Smith, Architects, Inc., received by the Planning Division on November 21, 2005, and Landscape Plans prepared by The Guzzardo Partnership Inc., received by the Planning Division on November 21, 2005, referred to as Project Plans labeled Exhibit _ to the January 13, 2006 City Council Staff Report, stamped approved and on file in the Planning Department. 10. Site Plan and Architecture This Development Plan applies to approximately ±4.1 net acres on the southeast comer of Dublin Boulevard and Iron Horse Parkway. The property is located between Iron Horse Parkway and Campus Drive on the West and East sides of the property and Dublin Boulevard and Martinelli Way on the North and South sides of the property. Residential and retail units will be located on site. The following is a synopsis of the proposed project: Residential: A total of 300 units would be constructed in two buildings. The overall architectural style of the project is Mediterranean with modem influences. Building Number 1 will be constructed along Martinelli Way, Iron Horse Parkway and Campus Drive and will have a total of 145 dwelling units plus ground floor retail. This building is 65' in height above grade and has six floors of residential units above ground floor retail (along Martinelli Way and Iron Horse Parkway) for a total of 7 stories. On the Campus Drive elevation, there are seven floors of residential units. Building Number 2 will front Dublin Boulevard, Iron Horse Parkway and Campus Drive. This building will have 155 dwelling units and is 50' in height above grade. The building will be five stories of residential units (the ground floor along Dublin Boulevard will be parking). Balconies are located on each of the elevations in the project. Access from ground floor units to the street has been provided on Campus Drive and Iron Horse Parkway to promote use of the surrounding streets. Each of the two bui ldings are centered around a courtyard which features attracti ve plantings and walkways. Courtyard A has a pool and spa and Courtyard B has a spa 7 PD, Planned Development Zoning District PA 05-042 Dublin Transit Center Site E-I which can be used by all residents. Both courtyards will connect for easy access to each side of the property. A recreation room and exercise room for use by all residents is located on the ground floor in the parking garage. The areas may be accessed via the elevators or stairs. Ancillary Commercial: Approximately 15,000 square feet of ancillary, neighborhood- serving commercial uses are allowed for development at the ground level along Iron Horse Parkway and Martinelli Way. Retail has been provided In Building Number 1 and includes 9,000 sq. ft. of general retail uses and 6,000 sq. ft. of eating and drinking establishments. Residents will have access to the retail via the elevators which are located throughout the parking structure and via the street. Two pedestrian paths are also located through the retail areas along Iron Horse Parkway and Martinelli Way which provide access to the sidewalk along these streets. The retail area includes signage and awnings which promote visual interest along the street. Parking Structure: The parking structure is located underneath the buildings and in the center of the buildings. The lower parking level will be a subterranean level. The ground floor level will be located beneath the courtyards and will only be visible along Dublin Boulevard. Resident parking is located on both levels while retail and guest parking is located on the ground floor. Access to the parking structure is located off of Campus Drive and Iron Horse Parkway. The site layout and architectural design of this project will be consistent with the urban lifestyle and character of mixed uses planned for the Dublin Transit Center. The detailing of the retail storefronts, townhouse stoops, and urban landscape will enhance the pedestrian scale of this area. The architecture of the buildings is in the "Mediterranean" style with modem influences which can be seen in some of the details on the buildings. Each building will have its own architectural style to promote uniqueness and architectural diversity on the site. While the buildings are not exact replicas of each other, certain architectural elements are replicated on each of the building. Details including roof forms, colors, materials, form, massing, balcony design and window design are similar on each of the buildings. While there are differences in the two designs, the overall designs compliment each other. The two different building designs will promote visual interest along the street and through out the project. See attached plans and building elevations prepared by Togawa and Smith Architects, Inc. labeled Exhibit A received by the Planning Division on November 21, 2005, and Landscape Plans prepared by The Guzzardo Partnership Inc., received by the Planning Division on November 21, 2005, referred to as Project Plans labeled Exhibit A to the January 13,2006 City Council Staff Report, stamped approved and on file in the Planning Department. Any modifications to the project shall be substantially consistent with these plans and of equal or superior materials and design quality. 11. Preliminary Landscape Plan The landscape plan reinforces the urban design intent by creating a pedestrian oriented perimeter with generous sidewalks, street tree planting, and enhanced paving patterns at key elements. On the comer of Dublin Boulevard and Iron Horse Parkway, the comer has been designed to include an opportunity for public art with attractive landscape materials. 8 PD. Planned Development Zoning District PA 05-042 Dublin Transit Center Site E-I In order to soften the height of the building and promote visual interest along the street, large shrubs, trees and colorful plants will be provided. These plants include redwood trees, camellias, India Hawthorn, ferns and other materials. The variety of plant materials will also screen the ground floor of the building (where parking is visible). See the Section on Sheet L4 of the project plans to see a sketch of the proposed landscaping along Dublin Boulevard. A double row of trees will be located on all streets which will conform to the requirements of the Dublin Transit Center Plan. Accent planting will be located at the entrance to the parking garage off of Iron Horse Parkway. The planting will include small plants as well as accent trees in addition to the accent paving. The courtyard will also feature attractive plant materials. The materials will be a mix trees, shrubs, accent shrubs and groundcover. See plans (Sheets L-l through L-5) prepared by The Guzzardo Partnership Inc., received by the Planning Division on November 21, 2005, referred to as Project Plans labeled Exhibit A to the January 13, 2006 City Council Staff Report, stamped approved and on file in the Planning Department. 12. Compliance with Stage 2 Planned Development Plans The project shall substantially comply with the project plans and exhibits prepared by Togawa and Smith Architects Inc, received by the Planning Division on November 21,2005, and Landscape Plans prepared by The Guzzardo Partnership Inc., received by the Planning Division on November 21,2005, referred to as Project Plans labeled Exhibit A to the January 13, 2006 City Council Staff Report, stamped approved and on file in the Planning Department. Such project plans are incorporated by reference. Any modifications to the project shall be substantially consistent with these plans and of equal or superior materials and design quality. 9