Loading...
HomeMy WebLinkAboutPC Reso05-67 05-042 Adopt Stage 2 PD for Dublin Transit Ctr E-1 RESOLUTION NO. 05-67 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING CITY COUNCIL ADOPTION OF STAGE 2 PLANNED DEVELOPMENT ZONING FOR 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) PA 05-042 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 corner 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 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 existing and potential development in surrounding areas because: 1) the proposed development is consistent with the approved development for this property 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 Bay 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 vicinity; 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 property 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: 1) the 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 projects 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 project 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 modern design features will be compatible with developments in the neighborhood which have a Mediterranean or modern 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 PA 05-042 Dublin Transit Center Site E-l (Metropolitan at Dublin Station). PASSED, APPROVED AND ADOPTED this 13th day of December 2005. AYES: Chair Schaub and Commissioners Biddle, Fasulkey, Wehrenberg NOES: Commissioner King ABSENT: ABSTAIN: ff ~,./ Planning Commission Chair ATTEST: I!!~ Planni anagtr' G:\PA#\200S\OS-042 Transit Center Site E-l\PC - Resos and Report\PC Reso PD to CC Site E-l.DOC 4