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Home My WebLink About6.2 ElanAtDubStation CITY CLERK File # D~[[]~-r~J() "Á SO - 30 AGENDA STATEMENT CITY COUNCIL MEETING DATE: January 4, 2005 SUBJECT: ATTACHMENTS: 1. 2. 3. 4. 5. 6. 7. RECOMMENDATION: 1. 2. ~ 3. 4. 5. 6. FINANCIAL STATEMENT: PROJECT DESCRIPTION: PUBLIC HEARING: PA 03-058 Dublin Transit Center Site B-1, Élan at Dublin Station (D. R. Horton, Inc.) Stage 2 Planned Development Rezoning and Site Development Review .. Report Prepared by: Mike Porto, Consulting Planner 0.f-' Ordinance _-05 adopting a Stage 2 Planned Development Rczoning Dcvelopment Plan, with Development Plan attached as Exhibit A. Resolution _-05 approving Site Development Review, with project plans attached as Exhibit A. Dublin Transit Center Project Area Map Planning Commission Resolution 04-64 recommending City Council approval of a Stage 2 Planned Development Rezoning. Planning Commission Resolution 04-66 retemng decision-making authority and recommending City Council approval of Site Development Review. Planning Commission Staff Report dated November 9, 2004, without attachments. Planning Commission Meeting Minutes of November 9, 2004, 7. Open Public Hearing Receive StatTPresentation Receive Public Testimony Close Public Hearing Deliberate Waive Reading and Introduce Ordinance adopting a Stage 2 Planned Development Rezoning, with Development Plan attached as Exhibit A. Adopt Resolution approving 03-058 Dublin Transit Center Site B-1, Élan at Dublin Station B-1 (D. R. Horton, Inc.) Site Development Review (with project plans attached as Exhibit A) No financial impact. Background: In December 2002, the City Council adopted: Resolution 216-02 approving a General Plan/Eastern Dublin Specific Plan Amendment; Ordinance 21-02 approving a Stage I Planned Development Zoning; and Resolution 02AO approving Tentative Parcel Map 7892 tor the Dublin Transit Center. The Dnblin Transit Center is located generally between the Iron Horse Trail to the west, Dublin Boulevard to the north, Arnold Road to the east, and the DublinlPleasanton Bay Area Rapid Transit (BART) Station to the --------~---.~-------------------------------------------_..~---------------------~--------------_._--------- COPIES TO: Applicant Property Owner g'\pa#12003103.-05R tr.ms;' ,enter b\dr bortonldub·clan-horton-""-,,,'-jan-2005.doc ITEM NO, (t?;2.. \D~ 0 south, A Master Development Agreement for the Dublin Transit Center was adopted by Ordinance 5-03 in May 2003. These approvals together established the future dcvelopment plan and land uses of the site. The Dublin Transit Center project area includes the future development of: 1,500 residential nnits on Sites A, B and C; 2~million square feet of campus ot'tke on Sites D and E; and 70,000 square feet of ancillary rctail uses to be dispen;ed among Sitcs B through E, Open space will be provided by a 12.20 gross al"Te park, locatcd on Site F and a I-acre Village Green located between Sites B and C. The Transit Center project area also includes 8.65 gross acres of public/semi-public uses including the future BART parking garage, PG & E substation, and surface BART parking. (See Attachment 3.) Previous Transit Center Project Approvals: On May 5, 2004, a Vesting Tentative Parcel Map was approved by the Community Development Director to subdivide Dublin Transit Ccnter Site A into three project areas - Sites A-I, A-2 and A-3. In April 2004 EAH, Inc. received approval to develop Site A-2 with 112 atlordable apartment units for very-low and low-income households; construction is expected to commence in mid-2005. The remainder of thc Dublin Transit Center project area currently is undeveloped with the exception of existing surface parking for BART patrons. The Site B-1 Project: Dublin Transit Center Sitc B was approved originally as an 8.84~acre site. It was then subdivided into 3 sites; Site B-1, B-2 and B-3. The proposed Dublin Transit Center Site B-1 ("Project"), named by the developer D.R. Horton, as Élan at Dublin Station, includes a Stage 2 Planned Development Rezoning and Sitc Development Review for thc construction of two multi-story structures housing 257 for-sale units. The two buildings are comprised of: I) 231 condominium flats or multi-level walk-ups in onc building, and 2) 26 multi-level townhouse condominiums in the second building. Site B-2 east of the Project site is proposed for thc development of a 305-unit apartment (rental) project referred to as Avalon Bay; this project also would include ancillary ground-level rctail space. An application by Avalon Bay Communities for Stage 2 Planned Development Rezoning and Site Dcvelopment Review is schedulcd for the same City Council meeting as the proposed Project for Site B- 1. Site B-3 would be developcd as the Village Green in conjunction with the Avalon Bay project. The Condominium Map for the 257 units proposed by the Project was addressed by the Planning Commission with the application for Vcsting Tentative Tract Map 7525. The subdivision of Lot I tor condominium purposes is contingent upon approval of the Stage 2 Planned Development Rezoning and the Sitc Development Review for Site B-1. Planning Commission Hearing,ç: At the November 9, 2004 Planning Commission meeting, the Commission heard a request from D.R. Horton for a Stage 2 Planning Development Rezoning and Site Development Review and transferred hearing jurisdiction to the City Council with comments (See Attachments 6 and 7). The action by the Planning Commission to transfer hearing jurisdiction was taken based on the 2004-2005 Goals and Objectives the City Council adopted to implement the residential Planned Developments within the Dublin Transit Center project area as a high priority. At the November 9, 2004 Planning Commission meeting, the Planning Commission also reviewed and approved Vesting Tentativc Tract Map 7525 which divided Site B into three lots. Lot I is the B- I site and the subject of this application. Lot 2, Site B-2 is the proposed Avalon Bay project and Lot 3 is the remainder area comprised of the Village Green and the various streets and common areas. On December 14, 2004, the Planning Commission also recommended City Council approval of a Development Agreement for Dublin Transit Center Site B, which addresses all three lots. 2 r;;b \ ANALYSIS: Stage 2 Planned Development Rezoning: The Stage I Planned Development Zoning tor thc Dublin Transit Center established thc following standards for Site B: · permitted, conditionally permitted, and accessory land uses; · site areas and proposed densities; · maximum number of residential units and non-residential square footages; and, · a Master Landscaping Plan. A maximum of 565 high density residential units and 15,000 square feet of retail space is permitted on Site B with an average net density of 70 units per acre. The Stage 1 Planned Development Zoning also established a maximum building height for high density residcntial of 5 stories over parking and a parking standard of 1.5 spaces per residential unit. The proposed Project would be for the construction of 257 for-salc condominium units and town houses at a density of 6 I units per acre. The Stage I Planned Development Zoning anticipated a range of 64-70 units per acre for high density residential uses throughout the Dublin Transit Center, The proposed townhouse building would be 4 stories above ground-floor garages. The larger building would be 5 storics above a parking podium with one level of parking at grade and one subternmean. The project proposes a total of 527 parking spaces in the two levels of structured parking, townhouse tandem garagcs, and allowable street parking. An additional 22 gncst parking stalls arc provided behind thc townhouse tandem garages. The total parking provided exceeds the parking requirements adopted as part of the Stage I Planned Development Zoning which would establish a minimum number of spaces at 386 spaces. Parking compliance is discussed in morc detail below. No commercial uses arc proposed tor this site. The proposed Stage 2 Rezoning is in compliance with the requirements of the Dublin Zoning Ordinance as a Stage 2 Dcvelopment Plan has been developed. In addition, it conforms to the adopted Stage I Planned Development Zoning for the Dublin Transit Center. The Project is compatible with the land use concept to maximize transit opportunities presented by thc adjacent DublinlPleasanton BART Station, conform with the development standards adopted for the Dublin Transit Center, and contribute to a pedestrian-friendly environment within one-quarter mile of the existing BART Station. Site Development Review Site Plan: Project Site B-1 is bounded by Dublin Boulevard on the north, the ViIlagc Green on the south, DeMarcus Boulevard on thc west, and a proposed North/South Driveway on the east; this driveway separates Sitc B- I from Site B-2, The Project site is nearly tlat, but slopes approximately 5 feet in elevation from the north to south. Site B- I is proposed for thc construction of 257 for-sale condominium units and townhouses in two multi-story buildings with associated structured parking. The design is intended to create an image consistent with an urban Ii festyle and charader consistent with the streetscape design standards adopted as part of the Stage 1 Development Plan for the Dublin Transit Center. Pedestrian circulation is accommodatcd and encouraged, The two structures generally are described as: I) townhouses, and 2) stacked/walk-up (townhouse) condominium units. Thc 5-story row of townhouses faces the Village Green on the south side of Site B- 1. This building is approximately 57,000 square feet and includes 26 units. Parking for 22 of the townhouse units is provided at ground-level as tuck-under, tandem space garages along the rear of the townhouse building. The townhouse building covers approximately 12% of Sitc B-1. The larger, 6-story strudure includcs 23 I condominium units in five levels over two levels of parking. One parking level is at grade below the podium, and the other level is subterranean, This building, 3 nr)\ approximately 507,000 square fcct, has frontage along both DeMarcus Boulevard and Dublin Boulevard, and covers approximately 68% of Site B-l. A total of 15 gronnd level units, referred to as rcsidential stoop units, are proposcd to be located along DeMarcus Boulevard on the west side and along the North/South driveway on the east side of the building. Entries would bc 2 to 3 feet above the street level and tie dircctly to the sidewalk. Thesc units, along with common area facilities and building lobbies, wrap the ground level parking exterior to add pcdestrian scale, enhance the huilding's appearance, and prevent the garage from becoming the focal element of the project. Trash and recyelable collection areas have been designated in several locations on or adjacent to the site, The townhouse building provides for 2 trash bin locations with each having 2 bins. The condominium building has 3 trash bin locations; two arc located on the lower level of the parking structure, and one is on the ground leveL Each location has four bins. A IO-bin location has been designated adjacent to the southeast comer within the right-of-way of the North/South Driveway. FloorlUnit Plans: Thc project proposes to have 8 townhouse plans and 12 condominium plans that vary in size and layout (see Table I, below). All units would be equipped to accommodate a washer and dryer. Acccss to the units would be primarily through interior corridors. All units would have a porch, deck, or balcony. In addition to the building lobbies, the larger condominium structure makes three recreation rooms available on the ground floor and several enclosed storage areas accessible from the ground level of garage. (See Exhibit A of Attachment 2.) Table 1 Unit MixlUnit Type/Plan No. of Units SQuare Foota~e Townhouses Plans B. 1 bedroom +mczzanine 9 units 987 SQuare feet C. 2 bedroom flat 1 unit 1,080 sQuare feet D. 2 bedroom flat + den 2 units 1,110 SQuare feet E. 2 bedroom + mezzanine 1 unit 1,204 SQ uare feet F. 2 bedroom + den + mezzanine I unit 1.235 sq uare feet G, 2 bedroom townhouse + den 9 units 1,488 SQuare feet H. 3 bedroom flat 2 units 1,327 square feet L 3 bedroom + mezzanine 1 unit 1,461 SQuare feet Total Townhouses: 26 units Condominiums Plans A, Stoops in Garagc 15 units 1000 SQuare feet B. I bedroom +mezzanine 32 units 956 square feet C. 2 bcdroom flat 32 units 1,041 SQuare feet D. 2 bedroom flat + den 32 units 1,110 sQuare feet E. 2 bedroom + mezzanine 8 units 1,177 SQuare feet F. 2 bedroom + den + mezzanine 8 units 1,275 square feet G. 2 bedroom townhouse + den 62 units 1369 square feet G.l I bedroom flat 2 units 818 square feet H. 3 bcdroom flat 16 units 1,289 square feet H.I 3 bedroom flat 16 units 1,367 SQuarc feet I. 3 bedroom flat + mezzanine 4 units 1426 SQuare feet 1.1 3 bedroom flat + mezzanine 4 units 1,543 SQ uare feet Total Condominiums: 231 units Access and Circulation: Vehicular access to Project sitc is from the east-west driveway bchind the townhouses which connects DeMarcus Boulevard to the west and the North/South driveway to the east. The parking structurc ramps to the two levels of parking are locatcd off of the east-west driveway. 4DbÎ Pedestrian access is available from all four sides of the building to the podium level from elevators at thrcc locations from the parking levels and from two large pedestrian portals featuring wide staircases on both thc cast and west sides of the building. Pedestrian circulation at the podium level is provided by courtyard-facing stairwells and elevators that colUlect to covered intcrior corridors. Access to the building on the north side to Dublin Boulevard is provided by one pedestrian stairwell. In the townhouse structure, pedestrian access to the units is provided by one elevator ncar the middle of the structure and the three stairways, one each at both ends, and in the center. Two paseos at the stairwells cOlUlect pedestrian tratlic directly to the Village Green on the south side of the townhouse structure. Access tor emergency vehicles would be available from the abutting public rights-of-way of Dublin Boulevard on the north or DeMarcus Boulevard on the west. Access also is available from both the North/South Driveway on the east and thc rights-of way abutting Village Green on the south. The east- west driveway provides interior Fire department access to the site. Parking: The project proposes a total of 527 parking spaces in the two levels of structured parking, the townhouse tandem garages, and allowable street parking. The Stage I Development Plan for the Dublin Transit Center established an over all standard of 1.5 parking spaces per unit, which ineludes gucst parking, Based on this standard, the proposed project would require a minimum of 386 spaces, and therefore provides 141 spaces more than required. The ground floor of the townhouse structure includes 22 tandem space garages, or 44 spaces. An additional 22 guest parking spaces can be utilized bchind the townhouse tandem garages, but are not included in the total figure. Four of the townhouse units would be assigned parking spaces in the structure. The two levels of structured parking below the podium level of the larger building provide 458 spaces configured with standard, compact, handicapped, and tandem stalls. The groUDd levcl contains 181 spaces of which 31 spaces are designated as guest parking (ineluding 3 handicapped access stalls), Thc lower or subterranean level contains 277 spaces. All of the 94 tandem parking spaces in the parking structure are located in the lower or subterranean level. Street parking provides 25 guest spaces. Architecture: The architecture of thc two structures is Mediterranean-inspired with ample exterior articulation and color palette to minimize visual mass and scale. The building form is arranged like clusters of towers cOlUlected to or on top of the podium level. The building segments are distinguished by the exterior materials, colors, and hip roof elements of varying heights. Roofs are tiled in a mission green tone and detailed with white corbels. The pedestrian level and scale are enhanced with a stone veneer around the base of each building capped with a stone ledge, On prominent architectural features, such as elevator towers and podium portals, the stone exterior is carried up the building elevation as high as fifth story and capped with a stone ledge. Other exterior materials include stone veneer, glass, metal balcony or patio rails, and articulated plaster surfaces. Recessed walls would be painted one of three colors ranging from gold to light tan. Patio walls would allow a fourth alternative color, and columnar walls are a color consistent with the roof tiles. A distinct architectural feature of this project which adds to the urban strcetscape are the post-modem archways spaced around the building base and used to support or cover balconies for some of the lowcr- levcl exterior-facing units while punctuating the urban streetscape, These features are constructed of conerete or plaster colored a dark gray-blue and scored with mctal screeds giving the appearance oflarge stone block. They are defincd with a heavy capital and rise 212 stories on the façades of DeMarcus Boulevard and the Village Green; they are shown at a height of3Y, stories on all other elevations. Landscaping and Fencing: The preliminary landscape plan for the Project was preparcd by The Guzzardo Partnership, Inc. in accordance with the Dublin Zoning Ordinance and the Dublin Transit Center Stage I Development Plan, 5 E'QÎ The schematic plan identifies landscaped areas within the building setbacks and ground level parking areas. Plantings, hardscape, and streetscape improvements along the perimeter and abutting right-of-way for Dublin Boulevard, DeMarcus Boulevard, and the Village Green are shown in accordance with the streetscape design standards adopted for the Dublin Transit Center. The proposed plant palette has been reviewed by the City's landscape architcct for consistency with plant materials and climatic compatibility with the conditions in Dublin. Landscaping conditions of approval have been applied to the project. (See Exhibit A of Attachment 2.) The podium-level courtyard, oriented inward as passive open space, is integrated into the project with patterned walkways, landscaping, and open space. In keeping with this turn from the urban strcctscape, the podium level features two water elements on opposite sides as mirror images of cach other. Each water source originates at a sculpted pillar, A low waterfall spills into a raised stream-like trough that meanders to a fountain basin where it drains. The trough is decorative concrete with a cobblestone cap, and is used to separate raised planter and grassy arcas from pedestrian walkways delineated with aceent paving. An active recrcation area is provided by the Village Green which abuts the south side of the proposed project and will be developed as part of the project proposed for Site B-2. Sound Attenuation: An Environmental Impact Report (EIR) mitigation measnre for the Dublin Transit Center requires site specific acoustic reports prepared by qualified acoustical consultants. The report must include detailed identification of noise exposure levels on the individual project site and a listing of specitic measures to reduce both interior and exterior noise levels to acceptable levcls including but not limitcd to glazing and ventilation systems, construdion of noisc barriers, and use of buildings to shield noise. Bccause the Project is adjacent to Dublin Boulevard, a sound study will be required for compliance with the mitigation measure; the project has been conditioned to reflect this requirement. Generally, normal residential construction with upgraded windows can adequately mitigate vehicular noise for the interior structurcs. However, exterior open space areas require special considerations when attenuation is necessary. It is anticipated that several ofthc balconies facing Dublin Boulevard will require some sound mitigation. The normal method of accomplishing this is with the use of Plexiglas or tempered glass panels. The Plexiglas or tempcrcd glass panels allow uninterrupted vicws for residents and views ofthe Project from off site. Affordahility: The Dublin Transit Center Master Development Agreement between the City and the Alameda County Surplus Property Authority was approved by the City Council in May 2003 and set forth the affordability requirements for the Dublin Transit Center. Thc Master Development Agrcement requires that Dublin Transit Center projects comply with the provisions of the Inelusionary Zoning Ordinance in effect at the time of Site Developmcnt Review approval. It permits all of the very low- and low-income units to be constructed on Site A-2 with moderate income units dispersed between Sites B and C. In accordance with the terms of the Master Development Agreement, the Applicant proposes that 10% of the 257 units be affordable to moderate-income households. The current Inelusionary Zoning Ordinance defines a "moderate income" household as one that earns bctween 80% and 120% of the area median income adjusted for actual household size. The Ordinance also requires that the affordable units provided: reflect a range in units based on thc number of bedrooms provided in the project as a whole; not be distinguished by exterior design, construction, or materials; and be reasonably dispersed throughout the Project. The required number of moderate income units (26) proposed for this Project would include a range of stoop units, one-bedroom, and two-bedroom units comparable to the markct rate units in size, construction, and materials. For these reasons, the Project would comply with the Master Development Agreement and the requirements of the City's Inclusionary Zoning Ordinance. Tri Valley Visioning: During the review of this project, Phil Erickson of Community Design + Architecture and his Staff met with Planning Staff several times to discuss and review the plans submitted tor the Sitc B-1 and Site B-2 projeds. Their firm was contracted by East Bay Community Foundation through the Livable 6~ì Communities Initiative to prepare the "Transit Oriented Dcsign Guidelines for the Dublin Transit Center." Initial design consideration was given to the Guidelines, and through the review with Mr. Erickson and his Staff, additional recommendations have been incorporated into this Project. Environmental Review: Pursuant to the California Environmental Quality Act, Staff has recommended that the project he found exempt from CEQA pursuant to Government Code section 65457 which exempts residential projects that are consistent with a spccific plan from further environmental rcview. Additionally, the Project is within the scope of the Final Environmental Impact Report for the Dublin Transit Center General P1an Amendment, Eastern Dublin Specific Plan Amendment, Stage I 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 recommcndation is based on a determination that there are no supplemental impacts that would require preparation of a Supplemental Envirorunental Impact Report. Development Agreement: One of the implementing actions of the Eastern Dublin Specific Plan is the requirement that all applicants for development in the Eastern Dublin Specific Plan Area enter into a mutually acceptable Development Agreement with the City. Alameda County Surplus Property Authority entered into a Master Development Agreement with the City for the Transit Center Project on May 6, 2003. A subsequcnt Developmcnt Agreement for Site B will be between Avalon Bay and the City as Avalon will be taking title to the entirety of Site B and will sell Site B-1 to D. R. Horton for development. Avalon Bay, upon transferring Sitc B-1 to D.R. Horton, will assign its rights relative to Site B-1 to D,R, Horton. Noticing: In accordance with State law, a public notice was mailed to all property owners and occupants within three hundred fcet (300') of the proposed project to advertise the project and the public hearing scheduled for January 4, 2005. The public notice was also published in the Vallcy Times and posted at several locations throughout the City. CONCLUSION: This application has been revicwcd by applicable City departments and agencies and their comments have been incorporated into the Project and the rccommended conditions of Projcct approval. The proposed Project is consistent with the Dublin General P1an and Eastern Dublin Specific Plan, and thc Stage I Planned Development Zoning for the Dnb1in Transit Center and represents an appropriate project tor the site. RECOMMEND A nON: Staff recommends that the City Council: I) open public hearing, 2) receive Staff presentation; 3) rcceive Public testimony; 4) elose Public Hearing; 5) deliberate; 6) waive reading and introduce Ordinance approving Stage 2 Planned Development Zoning, with Dcvelopment Plan attached as Exhibit A; and 7) adopt Rcsolution approving 03-058 Dnblin Transit Center Site B- I, Élan at Dublin Station (D. R. Horton, Inc.) Site Development Review, with project plans attached as Exhibit A. 7 '1:::> Î J (;0111 ORDINANCE NO. - 04 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN ************************************* APPROVING A STAGE 2 DEVELOPMENT PLAN FOR THE PROJECT KNOWN AS DUBLIN TRANSIT CENTER SITE B-1 (D. R. HORTON, INC.) PA 03-058 THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS: Section I. RECITALS A. By Ordinance No. 21-02 the City Council rezoned the approximately 91-acre area known as the Dublin Transit Center ("the Transit Center") to a Planned Development Zoning District and adopted a Stage 1 Dcvelopment Plan for the Transit Center. B. This Ordinance adopts a Stage 2 Development Plan for a portion of the Transit Center, known as Site B-1. Section 2. FINDINGS AND DETERMINATIONS Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows: 1. The Project, known as Dublin Transit Center Site B-1 (D, R. Horton, Inc.), Planned Developmcnt Zoning meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that is tailored to the high density residential land uses proposed on the Project site and creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design which is in elose proximity to mass transit. 2. Development of Dublin Transit Center Site B-1 (D. R. Horton, Inc.) under the Planned Development Zoning will be harmonious and compatible with existing and future development in the surrounding area in that the land uses and site plan establish a high density residential project with on-site amenities and affordablc units in compliance with Master Development Agreement adopted by Ordinance 5-03 in May 2003. The land uses and site plan provide effective transitions to surrounding development which is characterized by thc proposed vehicular and pedestrian circulation system. Pursuant to Section 8. 120.050.A and B of the Dublin Municipal Code, the City Council [mds as tallows: 1. The Stage 2 Development Plan for Dublin Transit Ccnter B-1 (D. R. Horton, Inc.) will be harmonious and compatible with existing and potential development in the surrounding area in that the land uses and site plan establish a high density residential project with on- site amenities and affordable units in compliance with Master Development Agreement adopted by Ordinance 5-03 in May 2003. The land uscs and site plan providc effective transitions to surrounding development which is characterized by the proposed vehicular and pedestrian circulation system. J/L~J05 :::ckry'l ÚJ, ¿ ATTACHMENT 1 ')6> ) II ¡ CJ 2. The Stage 2 Development Plan for Dublin Transit Center Site B-1 (D. R. Horton, Inc.) Planned Development Zoning has been designed to accommodate the topography of the Project site which typically is charactcrizcd as vacant, flat land suitablc for the development of a residential project and therefore physically snitable for the type and intensity of the proposed Planned Development Zoning district. 3. The Stage 2 Development Plan will not adversely affect the health or safety of persons residing or working in the vicinity or be detrimental to the public hcalth, safety and we]fare in that the Project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures. 4. The Stage 2 Development Plan is consistent with the Dublin General Plan, Eastern Dublin Specific Plan, and the Transit Center Stage 1 Development Plan (Ordinance No. 21-02) as it is in contormance with the land use designation of high density residential and the various requirements of the Stage I Developmcnt Plan. Pursuant to the California Environmcntal Quality Act, the City Council finds as follows: I. The project is found to be exempt from CEQA pursuant to Government Codc section 65457 for residential projects that are consistent with a Specific Plan, The Project is within the scope of the Final Environmental Impact Report for the Dub]jn Transit Center General Plan Amendment, Eastern Dublin Specific Plan Amendment, Stage I 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 bascd on a determination that there are no supplemental impacts that would rcquirc preparation of a Supplemental ElR Section 3. MaD of the ProDertv. Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Stage 2 Development Plan applies to the following property ("the Property"): 3.13± net acres within Lot I of Vesting Tentative Tract Map 7525 for PA 03-058 (currently a portion of APN 986-0001-011-00) of Dublin Transit Center Site B at the southeast comer of Dublin Boulcvard and DeMarcus Boulevard A vicinity map showing the area for a Stage 2 Development Plan is shown below: It, * "'.. I ß~.,...;.,.:~.¡ .c¡,. ¡m.,hl.....,'[':"" " , 1;/".qnli1' ",":'(:~Þ1)(.I..~r, Sllc B-1 (¡~-~J.""~,, .:~. . ~' , '. -:i: ~~'" .. . > ') JI":" ,\,~ ; ..TiI¡ï'i) r" '~'rW:.l.,:·:":,,:'::'.,,:;, '"',..:" I,'. ~"~':":,':If. "U i¡,b'," _~1 ~ '~, :.t' 2 30b 1'Jcction 4. APPROVAL The regulations tor the use, development, improvement, and maintenance of the Property are set torth in the following Stage 2 Planned Development Zoning Development Plan for the Property, which is hereby approved. Any amendments to the Stage 2 Planned Development Zoning Development Plan shall be in accordance with Section 8.32,080 and/or Section 8.120 of the Dublin Municipal Code or its successors. Stage 2 Development Plan for Dublin Transit Center Site B·l This is a Stage 2 Dcvelopment Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This Development Plan meets all the requirements for a Stage 2 Development Plan and is adopted as a zoning amendment pursuant to section 8.32.030.B of the Dublin Zoning Ordinance. The Stage 2 Development Plan consists of the items and plans identified below, which are contained in the Stagc 2 PD/SDR booklet dated August 16, 2004 and the Stage 2 Development Plan attached as Exhibit A ("Stage 2 Development Plan"), which are incorporated herein by reference. The Stage 2 PD/SDR booklet is on file in the Dublin Planning Department under project file P A 03-058. The PD, Planned Development Zoning District and this Stage 2 Development Plan provide flexibility to encourage innovative development while ensuring that the goals, policies, and action progran1s of the General Plan, Eastern Dublin Specific Plan, and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied. 1. Statement of Compatibility with Stage 1 Development Plan. Tbe Dublin Transit Center Site B- I (D. R. Horton, Inc.) Stage 2 Development Plan is compatible with the Dnblin Transit Center Stage I Development Plan in that the Project is a high density residential land use as planned for in the Stage I Development Plan and conforms with the development regulations established under the Stage I Development Plan for maximum building heights and parking ratios. 2. Statement of Permitted Uses. Permitted, conditional, accessory, and temporary uses are allowed as set forth in thc Stage 2 Development Plan, pp. 2. 3. Stagc 2 Site Plan. See Stage 2 PD/SDR booklet dated August 16,2004. 4. Site Area, Proposed Densities. For site arca, proposed densities, maximum pcrmitted residential units, and maximum non-residential square footages, see Stage 2 Development Plan, p, 2-3. 5. Development Regulations. See Stage 2 Development Plan, pp. 3-4. 6. Architectural Standards. See Stage 2 Development Plan, pp. 4-5. 7. Preliminary Landscaping Plans. See Stage 2 Development Plan, p. 5. 8. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in this Stage I Development Plan, the usc, development, improvement, and maintenance of the Property shall be governed by the provisions of thc Dublin Zoning Ordinance pursuant to Section 8.32.060.C. Section 5. EFFECTIVE DATE AND POSTING OF ORDINANCE This Ordinance shall take effect and be in force thirty (30) days from and after the date of its passage, The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at least three (3) 3 ~oò public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State ofCalifomia. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 21" day of December 2004, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk 4 5 ()" -0 Stage 2 Development Plan Stage 2 Planning Development Zoning District (PA 03-058) Dublin Transit Center Site B-1 Elan at Dublin Station (D. R. Horton, Inc.) (portion of APN 986-0001-011-00) This is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for Dublin Transit Center Site B-1, located at the southeast corner of DubIin Boulevard and DeMarcus Boulevard. This Development Plan meets an of the requirements for Stage 2 Planned Development review of the project. This Development Plan ineludes Site, Architectural, Circulation, and other plans and exhibits prepared by Togawa & Smith, Inc" dated received July 2, 2004, thc colors and materials hoard received on July 2,2004, and Landscape Plans prcpared by The Guzzardo Partnership rne" dated 16 August 2004, and labclcd Exhibit A to the Novcmber 16, 2004 City Council Staff Report, stamped approved and on file in the Planning Department. The Planncd Development District allows the flexibility needed to encourage innovative development while ensnring that the goals, policies and action programs of the General Plan, Eastern Dublin Specific Plan, and provisions of Section 8.32, Planning Dcvelopment 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 ofthc Zoning Ordinance and consists of the following: I. 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 II. Preliminary Landscape Plan 12. Compliance with Stage 2 Planned Development Plans Stage 2 Planned Deve]opment Zoning District Development Plan 1. Zoning PD, Planncd Development Zoning District. This is a high density residential zoning district which provides for high density residential uses. g;\pa#\2003\03~058 t~ns:Ît cenler b\dr honoo\mhc=rta\dub-elan·stag~ 2 devcJopmeru rlan.doc EXHIBIT A -I-t> kJt. I PD, Pll:lnnt=d Dtv~lopmen1 Zoníng Dìstrict PA 03-O~8 Dublin TfilttSitCenterSitf B-1 2. Permitted Uses lo (, ') PenTlitted uses shall be as adopted by Ordinance 21-02, the Dublin Transit Center Stage 1 Planned Development Zoning Development Plan (P A 00-013)_ 3. Conditional Uses Conditional uses shall be as adopted by Ordinance 21-02, the Dublin Transit Center Stage I Planned Development Zoning Development Plan (PA 00-013). 4. Temporary Uses Temporary uses shall be as adopted by Ordinance 21-02, the Dublin Transit Center Stagc I Planned Development Zoning Development Plan (PA 00-013). 5. Accessory Uses Accessory uses shall be as adopted by Ordinance 21-02, the Dublin Transit Center Stage I Planned Development Zoning Development Plan (PA 00-013). 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 & Affordability Site Area: ±3.13 acres (net) Density: 70 dwelling units per acre (net) as distributed within Dublin Transit Center Site B Number of Units: 257 dwe1ling units Unit Types: 26 townhouses 23 I condominiums Unit Mix Unit Type/Plan: B. C. D. E. F. G. H, L Total Townhouses I bedroom +mezzanine 2 bedroom flat 2 bedroom flat + den 2 bedroom + mezzanine 2 bedroom + den + mezzanine 2 bedroom townhouse + den 3 bedroom flat 3 bedroom + mezzanine 2 9 units I unit 2 units I unit I unit 9 units 2 units I unit 26 units 987 square feet 1,080 square fcet 1,110 square feet 1,204 square feet 1,235 square feet 1,488 square feet 1,327 square feet 1,461 square feet PD. Planned D~elopmcn~ loníng DÎstrict rA 0,3.-058 Dub]il'l Transit CCl1tcr Site B-1 Townhou5es: A. B. C. D. E. F. G. G.I H. H.l I. L.I Total Condominiums: Uoit Affordabilit Moderate 80% or 120% Condominiums Stoops in Garage I bedroom +mezzanine 2 bedroom flat 2 bedroom flat + den 2 bedroom + mezzanine 2 bedroom + den + mezzanine 2 bedroom townhouse + den I bedroom tlat 3 bedroom flat 3 bedroom flat 3 bedroom flat + mezzanine 3 bedroom flat + mezzanine 1 bedroom 12 units 12 units 8_ Development Regulations I 5 units 32 units 32 units 32 units 8 units 8 units 62 units 2 units 16 units 16 units 4 units 4 units 231 units 2 bedrooms 2 units 1(5'/) 1,000 square feet 956 squarc feet 1,04\ square feet I ,110 square feet I, I 77 square feet 1,275 square feet 1,369 square foot 818 square feet \ ,289 square feet 1,367 square feet I ,426 square feet I ,543 square feet Total 26 (10%) Unless otherwise stated below, all development regulations in this Stage 2 Planned Develo ment Zonin district are sub'ect to the re uirements of the R-M Zonin District. Develo ment Standard Multi-FamiJ Residential Lot Area: 3.13 Lot Dimensions: at its widest int Lot Width: 320.5 feet along Dublin Boulevard Lot Depth: 468 feet along DeMarcus Boulevard Setbacks: 15 fcct (average) along Dublin Boulevard 4 feet along DeMarcus Boulevard 90.5 feet fi'om the center line of the Yillage GreeI1 along interior lot line 4 feet with adjacent ro ert site B-3 3 PD. Phn'lnoo Development Zoning D1.-;tri(;( PA 03-058. Dublin 'IraÆ:itCe1'lterSiteB-] ßÖb Height Limits: Condominium 6 stories 65 feet 1.5 67 85% Townhouses 5 stories 53 íeet 9. Parking/Garage and Loading Parking/Garage, and Loading shall be provided in accordance with the Dublin Zoning Ordinance standards and regulations, except as shown otherwise on the Site Plan (Sheet AO-I), Lower Garage Plan (Sheet AO.OO), and Ground Floor Plan (Sheet AO-OI), prepared by Togawa & Smith, Inc., dated received July 2,2004, and labeled Exhihit A to the October 26, 2004 Planning Commission Staff Report, The minimum number of parking spaces shall be provided in accordance with Section 8 above. 10. Site Plan and Architecture This Development Plan applies to approximately ",3.13 net acres on the southeast comer of Dublin Boulevard and DeMarcns Boulevard. The project is comprised of two structures: Townhouses: A row of townhouses faces the Village Green. Access is provided by an east-west driveway along the rear of the townhouses which connects DeMarcus Boulevard to the north-south private access driveway on the adjacent property to east. Parking spaces for the townhouses are provided at ground-level and tucked under (covered) in enclosed garages along the rear of the building. Stacked and Walk-up Condominiums: The larger (main) structure of condominium units occupies the most of the site, This building has frontage a]ong both DeMarcus Boulevard and Dublin Boulevard. Parking is provided at the ground level and in one subterranean level below a podium. Access to the structured parking also is located from the east-west driveway between the two structures. The units and common areas wrap the parking structure exterior so as to prevent the garage /Tom becoming a focal clement. Pedestrian access to the building is located on three of the four building sides. Access to residents also is available at the podium level. No pedestrian access is available from the Dublin Boulevard elevation. The architecture of the two structures is Mediterranean-inspired with ample exterior articulation and color palette to minimize visual mass and scale. The design is intended to create an image consistent with an urban lifestyle and encourage pedestrian circulation. A two~story entry portal located on both thc east and west facades of the building adds to the urban streetscape and creates a visual link with those buildings on surrounding and adjacent properties. 4 PÐ. Platuled Devc!opmen1 Zoning District PA 03-05~ Dl,.lblin ""l'i:rL':iit Center Site e.-I 9Ób In focusing on the pedestrian sca1e, attention was paid to the base on the buildings. A stone veneer around the base of each building provides enhanccd materials and a strong visual element at the pedestrian level. Residential stoops are located along the east and west facades. Each stoop entry is 2 to 3 feet above the street level and ties directly to the sidewalk. These features are further enhanced with ornamental railings, seating and decorative light fixtures, In addition, building lobbies and recreation rooms are located on the ground floor, A large interior (podium level) courtyard is integrated into the project with patterned walkways, landscaping, and open space. However, pedestrian COlUlections to Dublin Boulevard are minimized and discouraged with a 3-foot high wall and landscaped berm acting as a buffer to the busy street. See attached plans and building elevations prepared by Togawa & Smith, Inc., dated received July 2, 2004, the colors and materials board received on July 2, 2004, and Landscape Plans prepared by The Guzzardo Partnership Inc., dated 16 August 2004, and labeled Exhibit A to the October 26, 2004 Planning Commission Staff Report. Any modifications to the project shall be substantially consistent with these plans and of cqual or superior materials and design quality. 11. Prelinûnary Landscape Plan See plans (Sheets I.-I through 1.-5) prepared by The Guzzardo Partnership Inc., dated 16 August 2004, and labeled as part of Exhibit A to the October 26, 2004 Planning Commission Staff Report 12. Compliance with Stage 2 Planned Development Plans The project shall substantially comply with the project plans and details prepared by Togawa & Smith, Inc., dated rcceived July 2, 2004, the colors and materials board received on July 2, 2004, and Landscape Plans prepared by The Guzzardo Partnership Inc., dated 16 August 2004, and labeled Exhibit A to thc October 26, 2004 Planning Commission Staff Report. Such project plans are incorporated by reference. 5 100b II I RESOLUTION NO. 04- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ********* APPROVING SITE DEVELOPMENT REVIEW FOR PA 03-058 DUBLIN TRANSIT CENTER SITE B-1, (D. R. HORTON, INC.) LOCATED AT THE SOUTHEAST CORNER OF DUBLIN BOULEVARD AND DEMARCUS BOULEVARD (APN 986-0001-011-00) WHEREAS, the Applicant, D.R. Horton, Inc., has requested approval of Site Development Review for PA 03-058, Dublin Transit Center Site B-1, for the construction of a multi-story 257-unit condominium/townhouse project and associated structured parking on approximately ±3.13 net acres of land, locatcd at the southeast comer of Dublin Boulevard and DeMarcus Boulevard on a portion of Site B of the Dublin Transit Center within thc Eastern Dublin Specific Plan Area; and WHEREAS, the Applicant has submitted a complcte application for Site Development Review for said project which is available and on file in the Plmming Division; and WHEREAS, a Master Development Agreement for the Dublin Transit Center project was adopted by Ordinance 5-03 and allows Iligh Density Residential development with a requirement for 10% moderate affordable housing to be provided within Site B of the Dublin Transit Center project in accordance with the tenus of the Master Development Agreement and the City's Inc1usionary Zoning Ordinance; and WHEREAS, the Master Development Agreement requires that the project bc in compliance with the provisions of thc City's Inclusionary Zoning Regulations in effect at the time of Site Development Review approval; and WHEREAS, the Applicant is proposing to subdivide said projcct and offer the 257 residential units for sale as condominiums, of which 26 Urtits will be made available for purchase by moderate income households defmed as 80% to 120% of the County's median income adjusted for household size; and WHEREAS, the Applicant has submitted initial project plans for the requested entitlement dated received July 2, 2004; and WHEREAS, the California Environmental Quality Act (CEQA), together with State guidelines and City enviroomental regulations require that ccr!ain projects be reviewed for environmental impacts and that envirortmental documents be prepared; and WHEREAS, Pursuant to the Calitornia 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 Fioal Environmental Impact Report for the Dublin Transit Centcr General Plan Amendment, Eastern Dublin Specific Plan Amendment, Stage I Planned Development Zoning, Tcntative 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 detenuination that there are no supplemental impacts that would require preparation of a Supplemental EIR; and 'WHEREAS, the decision making authority for Site Development Review applicatioos typically lies with the Planrtirtg Commission; and WHEREAS, the City of Dublin Zoning Ordinance, Section 8.96.020.C.1-6 allows the Planning Commission to traosfer hearing jurisdiction to thc City Courtcil at its discretion because of policy implications, uniquc or unusual circumstances, or the magnitudc of/he Project; and g:\paff\2003\03-058 transÎt center l1\dr hort()n\c~ rtSO sdr 12-07~04 dl' horton tinaI.doc ATTACHMENT ~ / I óh ¡II j WHEREAS, a Staff Report waS submitted to the Planning Commission on October 26, 2004 recommending referral of said application to the City Counci1; artd, WHEREAS, the Planning Commission did hold a public hearing on said application; and, WHEREAS, proper notice of said hearing was given in all respects as required by law; and, WHEREAS, the Plillming Commission adopted a Resolution referring the approval, conditional approval, or denial of application PA 03-058, Dublin Transit Center Site B-[ (D.R. Horton, Inc.) Site Development Revicw, related amendments, and time extensions of permits to the City Conncil; and \VHEREAS, the Planning Commission also recommends approval of said application; and \VHEREAS, on Decemher 7, 2004, the City Council adopted the Stage 2 Planned Developmertt Zoning applicable to the proposed Site Development Rcview; and \VHEREAS, a Staff Report was submitted to the City Council on Dccember 7, 2004 recommending approval of said app1ication; and, WHEREAS, the City Council did hold a public hearing on said application; and, WHEREAS, proper notice of said hearing was given in all respects as reqnired by law; and, WHEREAS, thc City Council did hear and use their independent judgment and considered all said reports, recommendations and testimol1Y hereinahove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE City Conncil of the City of Dublin does hereby make the following [mdings and determinations regarding the proposed Site Development Review: A. The proposed Project, as cOl1ditioned: is consistent with the purpose and intent of Chapter 8.104 Site Development Review of the Zoning Ordinance in that it will eontrihute to orderly, attractive and harmonious site and structural development within the Dublin Transit Center project area; complies with the Stage I Development Plan adopted for Site B of Dublin Transit Center and the Stage 2 Planned Development Zoning regulations, requirements, and perfonnanec standards adopted for Site B-1 of Dublin Transit Center; and will promote the general welfare by providing opportunities for affordablc housirtg with the Dublin Transit Center and the City as a whole. B. The proposed Project, as conditioned, will be compatible with the snrrounding area and complies with: the policies of the Generall'lan and the Eastern Dublin Specific Plan, the zoning requirements of the Stage I Development Plan for the Dublin Transit Center in which the project is located; the Stage 2 Planned Development Zoning regulations, requirements, and perfonnance standards adopted for Site B-1 of Dublirt Transit Center; and with all othcr requirements of the Zoning Ordinance. C. The proposed Project, as conditioned, wi1l not adversely affcct the health or safety of persons residirtg or working in the vicinity, or be detrimental to the public health, safety artd welfare, as therc will not be any significant envirOlunental impacts associated with the project, and it has been conditioned to comply with all mitigation measures adoptcd with the Dnblin Transit Center EIR. D. The proposed Project, as conditioned, wi11 not be injurious to property or improvements in the neighborhood artd will comply with all requirements of the Building Division, Fire Department, Public Works Department, and Dublin Silll Ramon Services District, E. The site development for the proposed Project has been designed to provide a desirable el1vironment for the Project and surroul1djrtg areas with regard to its site layout, structures, vehicular access, circulation and parking, sctbacks, height, walls, public safety, and similar elements. 2 I"Z.D, /11 I F. The subject site is physically suitable for thc type, density, and intensity of the proposed Project and related structures. G. The proposed Project may impact some views of properties immediately adjacent to the Project site which have been or will be dcveloped at a lower building height. However, the proposed Project is consistent with the Stage I Development Plan which a1lows for a high-density residential community near mass transit to further the City's goals of greater public transportation use and less dependency on thc automobile. Furthermore, thc Project building exterior has been designed to provide visual interest, offsct the perception of building mass, and complement the surrounding development. H. There are no impacts to slopes or topographic features as the site is generally flat. 1. Architectural considerations, ineluding thc character, scale and quality of the design, the architectural relationship with the site and other buildings, building materials and colors, screening of exterior appurtenances, exterior lighting, and similar elements have been incorporated into the proposed Project and as conditions of approval in order to ensurc compatibility of this development with the development's design concept and the character of the type of residential uses planned for the area. J. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, provisions and similar elements have been incorporated to ensure visual relief and an attractive environment for the pub1ic. BE IT FURTHER RESOLVED that the City Council does hereby approve said application, PA 03-058, Dublin Transit Center Site B-1 (D.R. Horton, lnc) Site Development Review for the construction of a multi-story 257 -unit condominium/townhouse project and associated structurcd parking located at the southeast comer of Dublin Boulevard and DeMarcus Bou1evard, as generally depicted in the written statement and project plans prepared by Togowa & Smith, Inc., labeled Exhibit A and attached hereto, dated received August 23, 2004, stamped approved, and on file with the Community Development Department, subject to the following conditions: CONDITIONS 01<' APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuancc of buildirtg pennits or establishment of use, and sha1l be subject to Planning Department review and approval. Thc followirtg codes represent those departments/agencies responsible for monitoring compliance of the conditions of approva1: [PL] Planning, [13] Building, [PO] Policc, [PW] Public Works, [ADM] Administration/City Attorney, [FIN] Finance, [PCS] Parks and Community Services, [F] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [LDD] Livermore Dublin Disposal, [CO] Alameda County Department of Environmental Hcalth, [Zone 7] Alameda County Flood Control and Water Conservation District Zone 7, [LAVTA] Livermore Amador Valley Transit Authority, [CBS] California Department of Health Services. 1. Approval. "Ihis Site Development Review approval for Dublin Transit Center Site B-1 (D. R. Horton, Inc.), PA 03-058, establishes the detailed design concepts and regulations for the project. Development pursuant to this Site Development Review shall confonn generally the project plans submitted by Togawa & Smith, Inc., dated November 2, 2004, on me in the CommuaÎty Development Department, and other plans, text, and diagrams relating to this Site Development Review, unless modified hy the Conditions of A roval contained herein. PI. On-going Planning 3 I~(,· Ii I -....J f----~ ~~ 2. Effective Date. This Site Development Review approval tS PL contingent upon the approval of the related Stage 2 Planned Development zoning. If the Stage 2 Planned Development zorting is not approved this Site Development Review approval shall become null and void. Permit Expiration. Constl'l1ction or use shall commencc within one PL (1) year of Permit approval or the Permit shall lapse and become null and void. Commencemcnt of constl'l1ction or use means the actual constl'l1ction or use pursuant to the Permit approval or, demonstrating substantial progress toward commencing such constl'l1ction or use. If there is a dispute as to whethcr thc Pcrmit has expired, the City may hold a noticed public hearing to dctermine the matter. Such a determination may be processcd concurrently with revocation proceedings in appropriate circumstances. T f a Permit expires, a ncw application must be made and processed according to the re uirements ofthis Ordinancc. Time Extension. The original approving decision-maker may, upon PL the Applicant's written request for an extertsion of approval prior to expiration, and upon the determination that any Conditions of Approval remain adequate to assure that applicable findings of approval will continue to be met, grant a time extension of approval for a period not to excccd six (6) months. All time extension requests shall be noticed and a public hearirtg or public meeting shall be held as re uircd b the articular PermiL Permit Validity. This Site Development Review approval shall be PL valid for the remaining life of the approved stl'l1cture so long as the operators of the subject property comply with the project's conditions of a roval. Revocation of permit. The Site Development Rcview approval PL shall be revocable for cause in accordance with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the tcrms or conditions of this ermit shall be sub - ect to citation. Requirements and Standard Conditions. The Applicant! Variou, Developer shall comply with applicable City of Dublin Fire Prevention Bureau, Dublin Public Works Department, Dublin Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Serviccs requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agertcy or department to thc Planning Department, indicating that all applicable conditions required have been or will be met. Required Permits. Developer shall obtain all permits required by PW other agencies irtc1uding, but not limited to Alameda County Flood Control and Water Conservation District Zone 7, California Department of Fish and Game, Anny Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the ermits to the Public Works De artment. Fees. Applicant/Developer shall pay all applicable fees in effect at Various [he lime of buildin ermit issuance, includin , but not limited to, 3. 4. 5. 6. 7. 8. 9. 4 One y"''' from penni! appt'ovul One year fiom permit. approval On-going On-going Building Pcnnit Issuance Building Permit Issuance Building Pl;[TIlit. Issuancl; DMC 8.96.020.D DMC 8.96.020.E DMC R.96.020.F DMC S.96.020.I Standnrd sw.óu,d Various l<1iJbJ11 II: ., Planning fecs, Building fces, Traffic Impact Fees, TVTC fees, Dublin San Ramon Serviccs District fees, Public Facilities fees, Dublin Unificd School District School Impact fees, Fire Facilities Impact fces, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Conrtection fees; or any other fee that ma be ado ted artd a licable. 10. Indemnification. The Developer shall defend, irtdemnify, and hold ADM harmless the City of Dublin and its agents, ot1icers, and employees from any claim, action, or proceeding against thc City of Dublin or its agents, officers, or employees to attack, set asidc, void, or annul an approval of the City of Dublin or its advisory agcncy, appeal board, Planrting Commission, City Council, Community Development Director, Zoning Administrator, Or any other department, committee, or agency of the City related to this project to the extent such actions are brought within the time period rcquired by Government Code Section 66499.37 or othcr applicable law; provided, however, that The Developer's duty to so defend, indemnify, and hold hannless shall be subject to the City's promptly notifying The Developer of any said claim, action, or proceeding and the City's full coopcration in the defense of such actions or rocccdin s. 11. Clean-up. The ApplicantIDeveloper shall be responsiblc for clean- up and disposal of project related trash to maintain a safc, clcan, and litter-free site. 12. Modifications. Modifications or changes to this Site Development Review approval may bc considered by the Community Development Director if the modifications or changes proposed com I with Section 8.104.100 of the Zonin Ordinance. 13. Controlling Activities. The Applicant/Developer shall control all activities on the project site so as not to create a nuisance to the existin or surroundin businesses and residcnces. 14. Accessory/Temporary Structures. The use of any accessory or temporary structures, such as storage sheds or trailer! container units used for storagc or for any other purposes, shall be subject to revicw and a roval b the Communit Develo ment Director. VRQ' :rs: Mei'i' '11 . 15. Affordable Housing Agreement. The Applicant shall enter into an affordable housing agreement (or a regulatory agreement or such other legal mechanism ineluding but not limitcd to CC&R's, satisfactory to the City Attorney) with the City to ensure that the affordable units required by Condition 18 remain affordable for 55 years and that other provisions of Chapter 8.68 of the Dublin Murticipal Code (the Inelusionary Zoning Rcgulations) are satisfied, including provisions relating to priorities in the rental or sale of affordable units as set forth in Section 8.68.050 of the Dublin Municipal Code. Sucb agreement (or other legal mechanism including, but not limited to, CC&R' s) shall be rccorded to ensure it has priority over and is not subordinate to any other recorded document atfectirt the TO e 16. luelusionary Zoning Regulations. The Applicant shall' comply ADM, PL with all provisions of Chapter 8.68, ¡nclusionary Zoning Regulations of the Dublin Zoning Ordinance cxcept as modified by these conditions of a roval and/or an ado ted Develo ment A reement. AdlTIini~tT/'I.til..m fCÜ.y Attort'ey PL On-goîlig Planning PL On-going DMC ~.I 04.100 PI. On-going PL On-going DMC ~.108 On going DMC 8.68 5 J5cb III 17. Inelusionary Zoning Requirements. The Applicant! Developer shall provide a minimum of 26 modemtc income units. Unit affordability shall be between 80% and 120% of thc area mediart Illcome. Affordable unit types (i.e. I bcdroom, 2 bedroom, 3 bedroom, etc) shall be equally dispcrscd with the same ratio as market mte units III accordance with the Trtc1usionary Zoning Regulations. Any changes to the affordable units must first be reviewed and a rovcd b the Director of Communit Develo ment. 18. Mitigation Monitoring Program. The Applicant/Developer shall comply with the Dublin Transit Center ETR Mitigation Monitoring Program including all mitigation measures, action programs, and implementation measures on file with the Community Development De artment. 19. Sound Attenuation. The Applicant/Developer shall submit a site specific acoustic report to be prepared by qualified acoustical consultants. The acoustic report shall inelude detailed identification of noise exposure levels on the individual project site and a listing of specit1c measures to reduce both interior and exterior noisc levels to nonnally acceptable levels ineluding but not limited to glazing and ventilation systems, construction of noise barriers and use of buildin s to shield noise. 20. Equipment Screening. All electrical and/or mechanical equipmcnt shall be screened from public view. Any roof-mounted equipmcnt shall be completely screened from view by materials architecturally compatible with the building and to the satisfaction of the Communit Develo ment Director. 21. Master Sign Program. A Master Sign Program shall be applied for and approved for all project relatcd signage including, but not limited to, community identification signage, address signage, directional signage, parking signage, speed limit signage, and other signage dccmed nccessa b the Cit . 22. Colors. The exterior paint colors of the buildings are subject to City review artd approval. The Applicant shall paint a portion of the building the proposed color(s) for rcvicw and approval by the Director of Community Dcvelopment prior to painting the entire structure. 23. The Applicant shall comply with ANSTlTTA.ETA-570-A Standard relating to telccommunications and the irtstallation of data outlcts for hi h-s eed internet access within individual residential units. PL PL PL PL PL B,PL rt ,: Through Completion and On going Ord. 05-03 (Maste'r DA) and DMC ~.68 Dublin Transit Center EIR Mitigation Monitoring Program Dub])n Transit Center EI R Mitigation Monitoring Program Planning Buildingl ¡'Ianning 24. Final Landscape and Irrigation Plans: Final Landscape and lnigation Plans prepared and stamped by a State licensed landscape architect or registered engineer shall be submitted for review and approval by the City Engineer and thc Community Development Director, Plans shall be generally consistent with the Dublin Transit Center Planned Development Plan and the preliminary landscape plart prepared by The Guzzardo Partnership Inc., dated 16 August 2004, except as modified by the Conditions listed below and as re uired b the CommWlit Develo ment Director. 25. Plant Species. Plartt species shall be selected according to use, sun/shade locatiort and space available. The landscape plan should inelude plant species that are not salt sensitive. Street trees shall be hi h branchin and roduce minimal litter. 6 PL On-going Prior to Issuanco of Building Perm1t:!l Through Completion! On-gøîng Occupancy Occup~ncy Prior to Issuance of Bu;¡ding P<Ittlit iii'f Prior to hsuance of Building Pennits DMC 8.72.030 Planning 11..0 ('I } I} ,j .,;~~!~~;i.;;; Slopes. The landscape plan shall address slopes within the property, including crosion, maintenance, and irrigation issues. All slopes shall havc a onc-foot level area at top and bottom of the slope for maintenance. 27. Landscaping at Street/Drive Aisle Intersections. Landscaping shall not obstruct the sight distancc of motorists, pedestrians, or bicyclists. Except for trees, landscaping (and/or landscape structures sucb as wall s) at drive aisle intersections shall not be tallcr than 30 irtches above the curb. Landscaping shall be kept at a minimum heigbt and fullness giving patrol officers and the general public surveì1lance ca abilities ofthe area. 28. Landscape Screening of Trash Staging Area. Landscaping shall screen pennanent Trash staging area with walls or combination of walls and landscaping to achieve an immcdiatc 4 foot tall screen from the finish grade of the staging arca as viewed from the adjacent sidewalk. 29. Lighting. The ApplicantlDcvc10pcr shall prepare a lighting isochart to the satisfaction of the City Engincer, Director of Community Development, the City's Consulting Landscape Architect and Dublin Police Services. Exterior lighting shall be provided withirt the parking area between the main building and thc townhouse units, and shall be of a design and placement sO as not to cause glare onto adjoining properties, businesses or vehicular traffic. Lighting used after da Ii ht hours shall be ade uatc (0 rovidc for securit needs. 30. Street Lights and Trees. Maintain approximately 15' clearance between streetlights and street trecs. Where sueh elearance is not practical for design considerations, trees shall be increased to 36" box minimum to reduce the conflict between thc Ii htin and folia e. 31. Standard Plant Material, Irrigation and Maintenance Agreement. The Applieant/Developer shall complete and submit to the Dublin Planning Departmcnt the Standard Plant Material, Irri ation and Maintenance A reemen!. 32. Landscape Borders. All lartdscaped areas shall be bordered by a concrete curb that is at least 6 inches high and 6 inches wide. Curbs adjacent to parking spaces must be 12 inches wide. A1llandscaped areas shall be a minimum of 6 feet in width (curb to curb). All landscape planters within the parking area shall maintain a minimum 5 foot radius, Or be 2 feet shorter than adjacent parking spaces to facilitate vehicular maneuvering. Concrete mow strips at least 6 inches deep and 4 inches wide shall be required to separate turf areas from shrub areas. Landscape islands adjacent to parking spaces shall have a 5-foot radius or be two feet shorter than tbe parking spaces. Dcviations from these standards are subject to review by the Director ofCommunit Dcvelo ment and the Cit En ineer. 33. Landscaping. Applicant/Developer shall construct all landscaping within the site and along the project frontage. The on site landscaping shall be to the satisfaction of the Director of Community Development. The frorttage landscaping, from the face of curb to the right-of-way, shall be to the design in the Dublin Tmnsit Center Specific Plan. Street trees witbin the frontage shall be a minimum 24" box, their exact tree locations and varieties shall approved by the City Engineer. 7 PL PL PL,PW, PO PL PL PL PL Prior to Issuance of Building Pcnnits Prior to Issuance of Building Permits Building Permit Issuance Planning Planning Plann;ng Planning DMC' 8. n.050.B PI~Tit\îflg Planning 17 C;=) II 34. Plant Standards. AU trees shaU he 24" box minimum, with at least 30% at 36" hox or reater' aU shruhs shall be 5 allon minimum. 35. Maintenance of Landscaping. All landscaping materials within the public right-of·way shaU bc maintaincd for 90 days and on-site landscaping shall bc maintained in accordance with the "City of Dublin Standards Plant Material, lnigatiort System and Maintenance Agreement" by the Developer after City-approved installation. This mairttenance shaU include weeding, the application of pre-emergcnt chemical applications, and the replacement of materials that die. Any proposed or moditled landscaping to the site, including the removal or replacement of trees, shall require prior review and written a roval from the Communit Dcvelo ment Director. 36. Water Efficient Landscaping Ordinance. The Applicant! Developer shaU submit written documentation to the Public Worb Department (in the fonn of a Lartdscape Documentation Package and other required documents) that the development confonns to the Cit 's Water Eftlcient Landsca in Ordinance. i';¡lumn : 11,,1, \:¡¡:::'¡::;¡¡'i:¡::'i:::::::,j:~:i,ti¡\¡;::::¡:I!' I if...? II. :1::2,:m ?~&:¡hij¡i¡ I ii(;::::¡'::::j'1jj; 37. Green Building Guidelines. To the extent practical the Applicant shaU incorporatc Grecn Building Measures. Green Building plan shall be submitted to the Buildin Official for review. 38. Cool Roofs. Flat roof areas shaU have their rooting material coated with light colored gravel or painted with light colored or reflective material desi ned for Cool Roofs. 39. Elevator Access. Doors leading to the elevator lobby in garage parking structure shall remain unlockcd 24 hours a day or provide card key to aU entry doors to elevator lobby with a call box at main ent door at the lobb . 40. Engineer Observation. The Engincer of record shall be retained to provide ohservation services for all components of the lateral and vertical design of the building ineluding nailing, hold-downs, straps, sheer, roof diaphragm and structural frame ofthe building. A written report shall be submitted to the City Inspector prior to scheduling the tlnal form ins ection. 41. Addressing. a) Provide a plan for display of addresses. 'The Building Official and Director of Community Development shall approve plan prior to issuance of the first building permit. b) Town home/Condominium's are required to have address ranges posted on the street side of the buildings. c) Address signagc shall be provided as per the Dublin Residential Security Code. d) Exterior address numbers shall be backlit and posted in such a way that they may be seen from the street. e) An approved apartment unit numbering plan shall be incorporated into the construction drawings. t) 8 PL PL PL i, :",1 N.i:::::\{::::i ·"1i:::\ ~i B B B B B Occupancy Planning On-goitig City of Dublin Standards Plant M~tl:rial. Irrigation System and Maint~ance Agn;::errH~tH lJuilding Permit DMC 8.88 Issuance "4,1;.: -:!J'I 'i":::"" Thmugh Completion Thmugh Completion llJ,ough Occupancy Through Completion a) Prior to pamitt1tlg b) Occupancy of any Unit c) OccIJpancy of any unÎt d) Prior to pennÎt issuance and through completion e) Prior to pcnnit issuancl; f) Prior to Occupancy :::->!'¡::(;' . ):,h~.~!L;:) )¡;::lii':'1 Building Building Building Building ßujlding 12 c' /II i:I::~~,!1:'fg~ii;~ , .:!n,:-::.,.:'.,¡.::'::"'!,:::.':' ",,!:,::,,",::.::: "'-:-:"'.,," .:,,!.,.., Electronic File. The Applicant/Developer shall submit all building drawings and specifications for this project in an electronic format to the satisfaction of the Buildirtg Ofttcial prior to the issuance of building permits. Additionally, all revisions made to the building plans during the project shall be incorporated into an "As Built" electronic file and submitted prior to the issuance of the final occu anc . 43. Construction Trailer. Due to size and nature of the development, the Applicant/Developer in conjunction with the Applicant/Developer of the adjacent project on Site B-2, shall provide a construction trailer with all hook ups for use by City Inspection persortnel during the time of construction as determined necessary by the Building Official. In the event that the City has their own construction trailer, the Applicant/Developer shall provide a site with appropriate hook ups in close proximity to the project site to accommodate this trailer. The Applicartt/Developer shall cause the trailer to be moved trom its current location at the time necessary as determined by the Building Official at the ApplicantlDeveloper's ex ense. 44. Alternate Methods Special Inspections. Ai; determined by the Building Ofttcial, additional inspections beyond those normally required by a building of this type may be required to evaluate and detennine appropriateness of Alternate Methods proposed by the ApplieantlDcvc10per and approved by the City. These inspections shall be subject to reimbursement for the actual costs incurred plus the Cit 's normal administrative tee. 45. Loft Areas.·- All loft or mezzanine areas shall meet all the requirements for bedrooms, (i.e. smokc alarms, light and ventilation, windowe ress electrical, etc. 46. Height of Building. Developer/Contractor shaH certify the height of the buildings prior to first frame inspection in a manner acceptable to the Buildin Official. 47. Trash Rooms. Trash rooms shall be provided with occupancy separation equivalent to 4 hour rated walls and 3 hour rated doors between the trash room and the am e area. :::0... II!' I 48. Building Codes and Ordinances. All project construction shall conform to all building eodcs and ordinances in effect at the time of buildin ermit. 49. Retaining Walls. All retaining walls over 30 inches in height and in a walkway shall be provided with guardrails. All retaining walls over 24 inches with a surcharge or 36 inches without a surcharge shall obtain ermits and ins ection from the Buildin Division. 50. Phased Occupancy Plan. Tf occupartcy is requested to occur in phascs, then all physical improvements within each phase shall be required to be completed prior to occupancy of any buildings within that phase except for items specifically exeluded in an approved Phased Occupancy Plan, or minor handwork items, approved by the Department of Community Development. The Phased Occupancy Plan shall be submitted to the Director of Community Development and Public Works for rcview and approval a minimum of 45 days prior to the request for occupancy of any building covered by said Phased Occu anc Plan. An hasin shall rovide for ade uate B R1,1i1ding B Building B Building a Building a Building a Building 9 B Thmugh Completion B Building Through Comph;tion B ßu.ildîtlg Prior to Oçcupuncy of any affected building /C)6f, II / .,r) vehicular access to all parcels in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual building shalt be occupied until the adjoining area is tínished, safe, accessible, and provided with all reasonable expected scrvices and amenities, and separated from remaining additional construction activity. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred duc to inclement weather with the posting of a bond for the valuc of thc dcferred landsca in artd associated im rovement. 51. Building Permits. To apply for building pcnnits, Applicant! Developer shaH submit eight (8) sets of construction plans to the Building Division for plan check. Each set of plans shalt have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how alt Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. ApplicantlDeveloper wilt be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of build in ' crmits. 52. Copies of Approved Plans. Applicant shall provide City with 4 reduced 1/2 size co ies of the a roved lans. 53. Air Conditioning Units. Air conditioning nnits and ventilation ducts shalt be screened trom public vicw with materials compatible to the main building. Units shall bc permanently instalted on concrete pads or other non-movcable materials to be approved by the Buildin Official and Director of Communit Deve10 ment. 54. Temporary Fencing. Tcmporary Construction fencing shall be installed alon the erimeter of all work under COrtstrnction. 55. Foundation. A Geotechnical Engineer for the soils report shall review and approve the foundation design. A letter shall be submittcd to the Buildin Division on the a roval. .i I· 56. The podium shalt be accessible with a 20-1'001 long by 22-inch wide iadder for firefi htin u oses. 57. Provide area separation walls as required by the Alternate Means Application to meet the allowable area for the building. 58. Elevators shall be separated [rom the corridors by smoke rated assemblies. B,PL B I :oì~mance of Building Pcnnits Building Bui]ding Building Building Building Fir/; 59. Provide escapc or rescue window for every sieeping room below the fourth story in accordancc with the UBC section 310.4. 60. TIle project shall be in compliance with Building and Fire Codes nnless specifically addresscd by an alternate materials or methods a lication 61. Utility Plans. a) Firc hydrants shall be located so they are within 50 to 100 [cet of a backflow preventorlFDC. b) The alternate material application proposes two sprinkler feeds· [or the podiwn building. Provide the two [ceds for the odium build in 62. Architectural Plans. 10 B 30 day' after first penuit Occupancy of unit B Thwugh cOlTIpl~ion Pc:rrnÎt Issuß1'JC-e B f , \\.",1-. "~ On-going f Prior to iSSI,HIßce ofbu;Jding ennhs Prior to issuance of building pennhs f F Prior to issuance "fbuilding ermit~ Throogh cornpl¡;tion and On-go;ng F F Prior to h;suance nfhuildlng penuits F Prior to jssuance Fire F1re Fire Pire Fire Firt: d/) iJ6 III 'T,FJlIr!Í)""';'I,::+IH",!"""iIliI¡ll! i i I ))m¡¡:mrrmp·ï¡i:;'il:;::::ir:::11iiilli%!llliIW>!:~;,::::i!L""'ii",': \:\ a) The allowable area calculalions for the huildings shall be corrected. Show the maximum size of the residential buildings as 21,000 sq it with 2 hour area separation walls per the alternate materials application. b) The building area shall be corrected on Sheet II. c) Label all the exit components on the plans- corridor, exit enc1osure, exterior exit baleony, etc. on the plans. d) Show the assumed property lines between the buildings. e) Show the rating ofthe stairway enclosures. t) Show the occupancy separations in the buildings. g) Standpipes and fire extinguishers are required in the buildings. h) Provide exit signs as required by the CBC. i) A fire alarm sistem is required in accordance with the CBC and the alternate materials application. k) The sprinkler artd fire alarm systems shall be monitorcd by a UT.listed certtral station 'imEi",:,:I.. 63. Alternate Materials Application. The project shall comply with the alternate material application with the following conditions: a) A formal detailed phasing plart and fue safety during construction plan arc required prior to start of construction. b) Provide emergency lighting in the corridors and stairways. c) Provide a system to provide enhanced radio communication in the garage. d) The exceptions allowing omission of sprinklers in combustible concealed spaces will be reviewed on a case by case basis. e) Reductions of sprinkler operating areas based on quick response sprinklers will not be allowed. t) If a fue pump is nceded on the project, two tire pumps shall be rovided for reliabilit i''!'i Emergency Vehicle Access. In accordance with the City of Dublin Fire requirem~'llts, the ApplieanllDeve10per shall provide emergency vehicle access routes into the project in gerteral confonnance with the site plan. ApplieanllDeveloper shall demonstrate how emergency access requirements shall be achieved on the improvement plans to the satisfactiort of tbe City Engineer and Fire Marshal. All emergency vehic1e access roads (first lift of asphalt) and the public water supply including all hydrants shall be in place prior to eombuslible vertical construction or combustible stora e on site. 65. Automatic Sprinklers - Automatic sprinklers shall be provided throughout the building as required by the Dublin Fire Code and amended by the Alternate Materials Application. The system shall be monitored b VI. listed centra] station. 66. City of Dublin Rules Regulations and Standards. Applicant/Developer shall comply with all City of Dublin Fire rules, regulations, and standards, including minimum standards for emergency access roads and payment of applicable fees inc1uding Cit of Dublin Fire facilit fees. 67. Fire hydrants. The ApplicantiDeveloper shall construct all new fire hydrants in accordance with the City of Dublin Fire Code. Final locations of fire hydrants shall be approved by the City of Dubiin _ j~ I ¡(Ii I:il Prior to issuance of building pamits 11 ili Prior to the start of combustible constru!',..iion or !jton:..ge on iìite F Prior to Occupancy of a-t'ly affected bnilding F On-going f Com husti ble construction or cornbustiblc stora. I; on site Fire Firl; Firl; :)./óh I I Fire Marshal in accordance with current standards. Thc minimum tIre flow design shall be 1500 gallon pcr minute at 20 psi residuai (flowing from a single hydrant). Raised biue retlectorized traffic markers shall be epoxied to thc centcr of the street opposite each hydrant. Sufficient fire flow IS rcquired based on building construction and size. 68. Addressing. Approved numbers or addresses shall be piaced on all new and existing buiidings. The addrcss shall be positioned as to be piainly visible and legible from the street or road fronting the ro ert . Said numbers shall contrast with thcir back round. 69. <'ire Extinguishers. Provide 2AIOBC tíre extinguishers within 75 ft travcl distancc of portions of the buiidings. An approved sign in accordance with Uniform Fire Code shall be conspicuously posted above the extin uisher. 70. Fire Conditions. Appl ¡cant/Developer shall comply with all City of Dublin Fire conditions including: a) Final locations of fire hydrants shall be approved by the Fire Marshal in accordance with current standards. Thc minimum fire flow design shall be 1500 gallon per minute at 20 psi rcsidual (flowing from a single hydrant). Raised blue reilectorized tratlíc markers shall be epoxied to thc center of thc street opposite each hydrant. b) Sufficicnt fire flow IS required based on building construction and size. Provide information on what thc fire flow that is available at the site. This information is available from thc Dublin San Ramon Services District c) Fire apparatus roadways shall have a minimum unobstructed width of 20 feet (14 fect for one way streets) and an unobstructed vertical clcarance of not less than 13 feet 6 inches. Roadways under 36 feet wide shall be posted with signs or shall havc red curbs painted with labels on one sidc; roadways under 28 feet wide shaJ1 be posted with signs or shall have red curbs paintcd with labels on both sides of the street as follows: "NO STOPPING FIRE LANE - CVC 22500.1". CFC 1998, Section 1998. 7t. Knox Key Boxes. Provide Knox key boxes at the main entrance to the buildings at the exterior doors to stair that extend to the 4th floor and at any gates. The Knox box shall contain a key that provides access to the building or gate. Gates or barriers shall meet thc re uircments ofthe Cit of Dublin Fire Code. 'I} ! ilil (,,, ii 72. The Applicant shall comply with all applicable City of Dublin Residential Securit Ordinancc rc uirements. 73. Addressing and unit numbers shall be visible from the approaches to the building. 74. Address range markers shall be placed at exits from clevators. F Occupancy of any affected build;ng Fire Fire Fire Fire 75. Access to the common areas and elevators on the podium level shall bc restricted. Gates and signage may be used to accomplish this_ 76. Parking Structure. . Thc parking structure shall be secure and controlled by electronicall controlled ates and securit scrcens over 12 PO PO PO PO PO F Occupancy of any utl'e<;;ted huilding F Prior to the :!Ìtart of combustible construction or :!itorage on site F Occupancy of any affected building Prior to Pt.ï1TIit lssuan~ Prior to Ocçupancy, Ofl- Om Prior to Occupancy On- oin PrÎorto Occupancy ~ On- om Prior to Occupancy, On- going Police Police Polic!; Police:: Police ';X;;' öb JII ,,',JÇlNw' Ilïii!i!I!!::!::!,!::F::::i::i::::::::::::!/'::::::::::::!i::¡¡ ventilation spaces to prohibit access by unauthorized person. · Emergency vehicle access shall be provided to this area as spccificd in Dublin Municipal Code Section 7.32.220. · Parking areas or structures controlled by unmanned mechanical parking type gates shall providc for police cmergency access as follows: An approved Knoxbox or Knox type key switch is to be mounted On a control pedestal consisting of a metal posUpipc shall be installed at a height of 42 inches and a minimum of 15 feet (4.6m) from the entry/exit gate. It shall be located on the driver's side of the road or drivcway and acce<s;ble in such a manner as to nol require a persort to exit their vehicle to reach it, nor to require any back-up movements in order to cnler/exit the gate. · Grill work covering openings from the parking arca will be dcsigncd to prohibit their use as ladders or access points to podium lcvel windows and doors. · Thc interior portion of the parking structure shall be illuminatcd with a un;formly maintained minimum levcl of one- foot candles of light between ground level and 6 vertical feet. The same level of light shall apply to thc open parking area adjacent to the parking structure. · The walls of the parking levels shall be painted white to rcflect the available light_ · Blind comers in parking structure shall be provided with shatterproof convex mirrors to improve visibility for both opcrators of vehicles and pedestrians. · Post vehicle speed limit in side the parking structure at 5 M_ P. H. to limit accidents and protect pedcstrians. · Post all entrances to the parking structure as "private ert ." er Ca. PC Sec. 602L. 77. All entrances to the parking areas shall be posted with appropriate signs per Section 226589(a) of thc California Vehicle Code, to assist irt removin vehicles at the ro ert owner's/mana er's re uest. 78. Doors opening out from the building to the street shall have non- removable hinges. 79. Balcony/patio areas on the mczzanine level shall be designed to prohibit access beyond those areas. 80. There shall be delineation between private and public areas around the perimeter of the residential area. This can be accomplished with fixed or erceived barriers such as fcnces or landsca in . 8t. Primary living arcas and windows of individual units should be focused for observation of common areas, adjacent units, recreational areas, and child play areaS 10 provide for self-policing and a senSC of communj¡ _ 82. Elevators shall be designed to meet City of Dublin Residential Security Ordinance Requirements. 83. Stairways shall have shatter-resistant mirrors or other equally effective material at each levcl and landing and be designed or placcd in such manner as to rovide visibilit around corners. PO po PO PO PO PO PO 13 Priort.o Occupancy, On- going Priortø O~upancy, On- oin Prior to Occupancy, On~ oin PriOt to Occupancy, On- going Prior to Occupancy, On- going PrÜ¡r to Permit l~sußj)ce, On- Oill Prior to Permit I:'i:';lll:lt\ce, On- going Police Police Police Police Police Police Police :J-30b II I I ,., .,.,J'!!.(.....¡... "I,:',\:'!)':' '¡¡¡¡:¡!i:·!\:::::·n\:;;'¡'i::""jlï¡:'i Outside stairwells shall be 0 en and not obstructed from view. Areas beneath stairways at or below ground level shall be fully enclosed or access to them restricted 86. Pedestrian paths will be shown with appropriate crosswalks areas depicted. 87. Lighting. · Exterior Hghting is required over all doors. · The Applicant shall submit a final lighting plan for approval by the Dubiin Police. · The iighting plan shall include point-by-point photometric measurements for the parking structure, cortrtecting paths, outdoor parking area, and residential areas. · The interior portion of the parking structure shall be illuminated with a uniformiy maintained minimum level of one-foot candles of iight between ground level and 6 vertical feet. The same level of light shall apply to the open parking area adjacent to the parking structure. · Li htin fixtures shall be of vandal resistartt t e. 88. Landscaping features artd outdoor amenities shall be designed to reduce their attractivertess to skateboarders and vandals. 89. The Devclopment and/or Property Owner shall keep the site clear of graffiti vandalism on a regular and continuous basis at all times. Graffiti resistant material should be used. 90. The Applicant shall work with Dublin Police on an on-going basis to establish an effective theft revention and securit ro ram. 91. The perimeter of the site shall b~ fenced during construction and securit li htirt and atrols shall be em 10 ed as neeessa 92. Building Emergency Aceess. Multi-tenant buildings utilizing electronic access control systems on the main erttry doors shall provide police emergency access utilizing art approved key switch device or approved Knoxbox which shall be installed as follows: · All doors using an clcctromagnetic type of lock shall install a key switch device within the building's exterior telephone/intercom console or in a control housing consisting of a heavy gauge metal, vandal and weather resistant square or rectangular housing which shall be irtstalled on the top of the control pcdestal and accessible to the driver of a vehicle. An approved Knoxbox or Knox type key switch is to be mounted Ort the side facing the roadway located within close proximity and in a visible area near the door. 93. There shall be positioned at each street entrance an illuminated diagrammatic representation (map) of the complex that shows the location of the viewer and the unit desi nations within the com lex. 94. The developcr is to insure radio frequency transmit and receive ca abilities for PoliceIFire/Ambulance. 95. Storage areas in the parking levels shall have separation walls between individual areas. The doors to these areas shall meet the same security standards as entry doors. Hinges shall have non- removablc pins. 1'0 PO PO PO PO PO 1'0 PO po PO 14 Prior to Pcnnit Issuancc~ On- om Prior to Pen-nil hsuance, On- going Prior to Perrnil Issuance,OIl- oin Prior to Occupancy, On~ going On-going Through completion Prior to Occupancy~ On- going Prior to Oçcupuncy, On- going Otj-goÎng Prior to Occupancy On- gomg Police Police Police Police Police PoHce Police Police SF 96. Puhlic Facilities Fee. The developer shall pay a Public Facilities Fee in the amounts and at the times set forth in City of Dublin Resolution No. 214-02, adopted by the City Council on November 19, 2002, or in the amounts and at the times set forth in any resolution revlSmg the amount of the Public Facilities Fee, as implemented by the Administrative Guidelines adopted by Resolution 195-99. '~h..:, i'+.:~R Parcel Map 7525. Parcel Map 7525 must be approved and ready for recordin rior to the construction of an 1m. rovements. 98. Stl'eet Lighting Maintenance Assessment District. All publicly maintained· streetlights shall be annexed into a Street Light Maintenance Assessment District as required by the Master Development Agreement with the Surplus Property Authority of Alameda County for the Dublin Transit Center (Ordinance No. 5- 03). The property owners shall maintain all decorative strectlights. The Developer shall provide all necessary documentation required by the City to eompletc the atmexatiort process. The Developer shall comply with any City requirements necessary to confonn to Proposition 218 regulations. The Developer waives any right to protest the inclusion of the properties or any portion of the properties in a Landscape and Lighting Assessment District, and further waives an ri ht to rotest the annual assessment for that District. 99. Streetscape Design Standal'ds. The streetscape design for DeMarcus Boulevard shall be in accordance with thc Streetscape Master Plan adopted as Ordinance No. 21-02 for the Dublin Transit Center Pro' ect P A 00-013_ 100. Guest Pal'king. The Developer shall operate the garage in a manner that allows guests to obtain access to a minimum 31 unassigned arkin s aces in the ara e. 101. On Street Parking Restrictions. Developer shall designate no parking areas along Dublin Boulevard and designate all other streets for short -teIm parking (2 and 4 hour) as directed by the City Engineer. Parking time limits should not apply between 6 PM and 7 AM. 102. Loading Areas. The Devcloper shall make provisions for providing loading areas on DeMarcus Boulevard and the private driveways frontages. These provisions may be the use of the street parking s aces limited to S ecifie hours or based on scheduled r uests. 103. Driveways. Sidewalks shall be designed to maintain a 2% cross slope across all driveways ineluding those on Dublin Boulevard, DeMarcus Boulevard and the Village Green, to thc satisfaction of the Cit En ineer. 104. Fl'ontagc Gl'ading: The 2% cross slopc shall be maintained for a minimum distance of one foot behind the frontage sidewalks where there tS landscaping, stairs, or pathway along the back of the sidewalk. 105. Landscape Assessment District: The inigation system for the Landscape Assessment District area (curb to walkway) along Dublin Boulevard shall be se arate from the rivate onsite landsea in . 106. Village green and North-South Dl'iveway: The Village Green and the North-South Drivewa roadwa and landsea e im rovements pes p¡;r R~~I..L 214-02 m subscqur.."Ilt Rl;So. J)L/ CTÒ II I Parks & ComITIunJty S~vîces PW PW pw PW pw PW PW PW PW 15 Improvc-mcnt Plans Acçeptullce of Public Improve- ments Improvement Plans Building Permit ImprovCITIalt Plans Improvement Plans Improvement Plans Improvement Plans Improvement Plans Improvc:rnent Plflll Public Works Public Works Public Works Public Worh Public Work5 Public Works Public Work!:> Public Works '--. {;I,'o OJ III (,) Community unit. i, ¡IJiBE '1, :4S't'Mm'·· 'ii 107. The Developer shall comply with the Subdivision Map Act, the City of Dub1in Subdivision, Zoning, and Grading Ordinances, the City of Dub1in Public Works Standards and Po1icies, and all building and tIre codes artd ordinances in effect at the time of building permit. All public improvements constructed by Developer and to be dedicated to the City are hereby identified as "public works" under Labor Code sectiort 1771 _ Accordingly, Developer, in constructing such improvemertts, shall comply with the Prevailing Wage Law (Labor Code. Sects. 1720 and followin _ 108. Any water well, cathodic protection well, or exploratory boring on the project property must be properly abandoned, backfilled, or maintained in accordance with applicable groundwater protection ordirtances. For additional information contact Alameda County Flood Control Zone 7_ 109. Developer shall obtain a Grading/Sitework Permit from the Public Works De artment for all rivate ",adin and site ill rovements. 110. The Developer shall provide security to guarantee grading and drainage, in an amount approved by the City Engineer, prior to execution of the Gradin /Sitcwork Permit. 111. Developer shall obtain an Encroachmertt Permit from the Public Works Department for all construction activity within the public right-of-way of any street where the City has accepted the improvements. At the discretion of the City Engineer an encroachment for work specifically included in an Improvement A Tecment ma not be re uired. 112. All submittals of plans and Final Maps shall comply with the requirements of the "City of Duhlin Public Works Department Improvemcnt Plan Submittal Requirements", and the "City of Dublin 1m rovement Plan Review Check List." 113. The Developer will he responsible for submittals and reviews to obtain the approvals of all participating non-Cily agencies. The Alameda County Fire Department and the Dublin San Ramon Services District shall a rove and si n the 1m rovement Plans. 114. Developer shall submit a Geotechnical Repon, which irtcludes street avement sections and radin recommendations. 115. Street names shall be assigned to each public/private street pursuant to Municipal Code Chapter 7.08. The Developer shall propose a list of preferred and alternate street names for review and approval by the City and all interestcd outside agencies. Street names must not match or be closely similar to existing street names within Alameda County. The approved street names shall be indicated on the Final Ma. 116. The Developer shall grant to the City of Dublin easements for traffic signal detectors, boxes conduit, etc. at all private strects and drivewa s entrances that will be si nalized. 117. The Developer shall obtain abandonment from all applicable public agencies of existing casements and right of ways that will nO longer be used. 118. The Develo er shall ac uire easements, and/or obtain ri 16 PW Improvement Plan!':: Public Works PW Improvement Public Works Plans PW hnprovl".ïTIent Pu.bHc Works Plans PW Improvement Public Works Plan, PW Improvement Plans . Public Works PW lmprovernenl PIa.tlS Public Works PW Improvement Plans Public Worb PW Improvmlent Plans Puhlic Works PW Improvement Public Works plan, PW Improvement Public Works Plan, PW Improvement Public Works ;)Lr;- Dt/ II I. I I·· . ,¡ ".c!it'i,~i:::~. ; ,I:' ,¡:-iI:(!:'I: I: Iii:.: Ù~Fi,:;i~!:,'!::> I from the adjacent property owners for any improvements on thcir property. The easements and/or rights-of-entry shall be in writing . and copies furnished to the City Engineer. 119. All public sidewalks must be within City right-ot~way or in a PW edestrian access easement unless a roved b the Cit En ineer. 120. The Grading Plan shall bc in conformance with the recommendations ¡ow of the Geotechnical Report, the approved Tentative Map and/or Site Development Revicw, and the City design standards & ordinances. In case of conflict between the soil engineer's recommendations and Cit ordinances, the Cit En ineer shall determine which shall a I. 121. A detailed Erosion Control Plan shall he included with the Grading PW Plan approval. The plan shall include detailed design, location, and maintenance criteria of all erosion and sedimentation control measures. 122. The public and private improvements shall be constructed generally as shown on the TCIltative Map artd/or Site Development Review. However, the approval of the Tentative Map and/or Site Development Rcview is not an approval of the specific design of the drainage, sanitary sewer, water, traftlc circulation, and street im rovcmcnts. 123, All public improvements ~hall confonu to the City of Dublin Standard Plans and design requirements and as approved by the City En ineer. 124. The Developer shall in~tall all traffic signs and pavement marking as re uired b tbe Ci En ineer. 125. Developer shall construct all potablc and recycled water and sanitary sewer facilities required to serve thc project in accordance with DSRSD master lans standards, s ecifications and re uirements. 126. Street light standards and luminaries shall be designed and installed per approval of the City Engineer. The maximum voltage drop for streedi hts is 5 %, 127. All new traffic signals shaH be interconnected with other new signals within the developmcnt and to the existirtg City traffic signal system b hard wire. 128. Any decorative pavement installed within City right-of-way requires approval of the City Engineer. Where decorative paving is installed in public streets, pre-formed traffic· signal loops and sleeves to accommodatc future utilities shall put under the decorative pavement. Maintenartce costs of the decorative paving shall be included in a landscape and lighting maintenance assessment district or other fundin mechanism acce table to the Clt En ineer. 129. Developer shall construct gas, electric, cable TV and communication improvements within the fronting streets and as necessary to serve the project artd the future adjacent parcels as approved by tbe City En ineer and the various Public Utilit a cncies. 130. All electrical, gas, telephone, and Cable TV utilities, shall be underground in accordance with thc City policies and ordinances. All utilities shall be located and provided within public utility easements and sized to meet utilit com an standards. 131. All utility vaults, boxes and structures, unless specifically approved otherwise by the City Engineer, shall bc undergroWJd and placed in landscape areas and screened from public vicw. All utiJity vaults, boxes and structures sball be shown on land sea clans and a roved u···; ., ;1~:::Iti I I,~I: ·,",'.,1,) ,,' Improvement Public Works Plans Improvement Public Workl:' Plans Improvement Public Worh Plans PW Improvcrnl;llt Plan~ Public Worh PW Improvement Public Works Plans PW Improvement Public Work; Plans ¡ow Improvement Public Worh Plans PW Improvement Public Works Plans PW Improvemenl Public Works PI,ns PW Improvement Public Works Plans ¡ow Improvement Plans Public WMh pw Improvl;IT1c;nt Plans Pu.blic Works PW Improvl;II1c;nt Plan' Public Works 17 ;; Î 0ò / 1/ : I i:l¡lm~¡h:+ by the City Engineer and Community Development Director prior to constru.clion. 132. The Erosion Control Plan shall be implemented between October 15th and April 15th unless otherwise allowed in writing by the City Engineer. The Developer will be responsible for maintaining erosion and sediment control measures for one year following the City's acc tance ofthe subdiviÚon im rovements. 133. If archaeological materials are encountered during construction, construction within 100 feet of these materials shall be halted until a professional Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOP A) has had an opportunity to evaluate the si nificance of the find and su est a ro riate miti ation measures. 134. Construction activities, inc1uding the maintenance and warming of equipment, shall be limited to Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. except as otherwise a roved b the Cit En ineer. 135. Developer shall prepare a construction noise management plan that idcntifics measures to be taken to minimize construction noisc on surrounding developed properties_ The plan shall include hours of construction operation, use of mufflers on construction equipment, speed limit for construction traffic, haul routes and identify a noise monitor. Specific noise management meaSureS shall be included in the project 1ans and s ecifications. 136. Developer shall prepare a plan for construction traftlc interface with public traffic on any existing public street. Construction traffic and parking may be subject to specific rcquirements by the City Enginecr. 137. The Developer sha1l be responsible for controlling any rodent, mos uito or other est roblem due to construction activities. 138. The Developcr shall be responsible for watering or other dust- palliative meaSureS to control dust as conditions warrant or as directed b the Cit En ineer. 139. Prior to any clearing or grading, the Developer shall provide the City evidence that a Notice ofIntent (NOI) has been sent to the California State Water Resources Control Board per the requirements of the NPDES. A copy of the Storm Water P01lution Prevention Plan (SWpPp) shall be provided to the Public Works Department and be ke t at the construction site. 140. The Storm Water Pollution Prevention Program (SWPPP) for the operation and maintenance of the project shall identify the Best Management Practices (BMPs) appropriate to the project construction activities. 'The SWPPP shall include the erosion control measures in accordance with the regulations outlined in the most enrrent versIOn of the ABAG Erosion and Scdiment Control Handbook or Statc Construction Best Management Practices Handbook. 141. The Developer IS responsible for ensuring that all corttractors implemertt all storm water pollution prevention measures in the SWPPP. 142. Developer shall enter into an agreement with the City of Dublin that arantees the e etual maintenance obli atiort for a1l stOIm water 18 PW PW PW PW PW PW PW PW PW PW PW Improvement Plans Improv(""IIll;I]t Plans Improvement Pions Improvement Pions Improvement Plans Improvement Pions Improvlimlr;nt Plans Improvement Plans Improvement Ptons Improvement Plans Issuam:c of NPDES p<rmil Pubhc Work> Public Worh Public Works Public W¿;ks Publlç Works Public Works Public Works Public·Works Public Works Pubhc Wor1<a Public Works :;)'6 ðÒ J/ / Iii '':' ...I'iffl!:1f[Ql"I"T··· I ¡II i¡lii:::::!<:,~:::Œ+:,:'ifllíii'¡:!!:::::!:::::::::.i!:,::::::::::'::::::':)::<1';': I treatmcnt measures installed as part o[ the project_ Said agreement is required pursuant to Provision C.3.e.ii of RWQCB Order R2-2003" 0021 for the issuance of the Alameda Countywide NPDES municipal stOJl11 water penn it. Said pennit requires the City to provide verification and assurance that all treatment devices will be properly o erated and maintained. 143. Developer shall provide the Public Works Department a digital vectorized tile of the "master" files for the project when the Final Map has been approved. Digital raster copies are not acceptable. The digital vectorized files shall be in AutoCAD 14 or higher drawing fonnat. Drawing units shall be decimal with the precision of the Final Map. All objects and entities in layers shall be colored by layer and rtamed in English. All submitted drawings shall use the Global Coordinate System of USA, California, NAD 83 California State Plane, Zone III, and U.S. foot. ····IÐS:LM Applicant/Developer shall comply with all applicable Standard Conditions as re uired b Dublin San Ramon Services District. :1 145. Off site easemertts for connection to District water and sewer facilities may be required. The applicant shall be responsible for acquiring all necessary off site easements and constructing rtecessary off site water and sewer mains in confonnance with all District re uirements. 146. The project is located within the District Recycled Water Use Zone (Ord. 280), which calls for installation of recycled water irrigation systems to allow for the future use of recycled water for approved landscapc irrigation demands. Recycled water will be available; as dcscribcd in the DSRSD Water Master Plan Update, September 2000. Unless specitlcally exempted by the Distri,;t Engineer, compliance with Ordinance 280, as may be amended or superseded, is required. Applicant must submit landscape irrigation plans to DSRSD. All irrigation facilities shall be in compliance with District's "Recycled Water Use Guidelines" and Dept. of Health Services re uiremcnts for rec cled water ilTi ation desi n. 147. Easements for pipes up to fifteen (15) inches in diameter shall be a minimum of fifieert (15) feet wide, or as determined nccessary by the District Engineer. However, additional easement width shall be required where the depths of bury exceed fifteen (15) feet, pipes exceed fifteen (15) irtches in diameter, or as deemed necessary by the District Engineer. The Improvement Plans should clearly indicate any known buildings, block walls, streetlights, trees, or other obstructions within a proposed easement. Such items are contrary to District policy artd require special approval [rom the District En inecr. PL,PW OCCIJpat\cy Various DSR DSRSD DSR DSRSD DSR DSRSD 148. Covenants, Conditions & Restrictions: A Homeowners Association shall be fonned by recordation of a deelaration of Covenants, Conditions & Rcstrictions to goven! use and maintenance of common areas and facilities. Said declaration shall set forth the Association name, bylaws, rules and regulations_ The CC&fu; shall ensure that there is adequate provisions [or the maintenance, in good air and on a re uJar basis of the landsca in , iITi ation fences, PL, ADM PW ,".¡' .)" priOTto R~cordalÎon of Subdivî!ÌÎon Map 19 :.Hr)),/I/ C) I' gates, walls, drainage, lightirtg, sign, building exteriors, parking areas, and other improvements. The ApplicantJDcvc10per sha1! submit a copy of the CC&R documents to the City for review and a roval illsuant this condition. PASSED, APPROVED AND ADOPTED this 7'" day of December 2004. AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk 20 ~~~ C7.i:-.. =-- '~) \_ u..-D~ {p.~ t;<,h,\...-rA-n. .......-J., ~h~d:~ , , 'ELAN AT DUBLIN STATION DUBLIN, CA STAGE 2 PD/SDR SUBMITTAL FOR D.R. HORTON, INC. ìoonwn! ,(; )mnH ~ , !kW1~M~ìF~(Çií® 14<1 WS:Iot IJIrlttll\ SIrBIt\ ¡ OJ.::l P.. ..del..... C'" .~ 1 0.5 ! I nil! . 4 4 i.444,g14U.44oi.Ð FA;': , NOVEMBER 2, 2004 3.i.-~;____, '-~ CITY OF DUBLIN PL..c\NNING APPLICATION FORrVI NOTE: Pl-::ase. discuss yolli" pro-posaJ 'with Plmming Staff prior to oompJedng :this Îonn. All jrems on rlris form related to your specific t}"P~ of application mu.st 'be c:ompJered. SDme- of !.he jæms ]istw rcjgbt not .app-Iy to your spec:iñc BIJpHe;ation. Pieare print ort}þe iegillly. Anach additio-n.a1 sh~~1£~ if neC-eSS""øJ}'. D., l!J ~ i: :.!J I JUL i 2 ì004 D.A. HORTON _ Sign/Site Development ~':w ~OOP _ Master Sign Program [MSPISDR] --1L ~ianned D,"'¡op= Rozone [pD REZj _ ReWllo [REZ) _ G<n=1'Specifio Plan Amendment [GPA] TYPE OF APPLICATION: _ hcapplicaDan R..-view ¡Any type] _ Condír.ianaJ Use Penn1t [CUP] ----X- Site De-velOpment R~".'¡~ [SDR] _ Variance [VAA] _ Tentative Sllbdivisioo Map [T MAP] .(;¡;m;.RALJ)ATA L be t ween_ _ D,gMarcuª " on Dublin Blvd A. AddresslLocaJjon of Property: P arce 1 B and Iron Horse parkwav RA=sor Pan:ei Numbe>{'i 986- 0 0 D1- Q c. Sne Area, 3. 13" D. Zo1llng: P D - 1 F. ExjstinglPropa;;.ed U5e of Pr-operty. Propos.ed -' G. Existing Uses. of n. WUIORlZA nON OF PROPERIT OW1\~R ANILAPPLJCA1\T A. P-ROPERTl' OWNER: jrJ signing this QPpUcaticr... f. œ Property Owner. certify lha11 bavefullle.gal c::J])!£Cilj..- to, and hereby d?, autlroriz~ 1he fillng fJ;,( this applæaticm. I rmdersrand tha.t conditions of appr,maI ar-e hinding. 1 agree llJ be bound by those conmiÙ:ms, subje::I only ta the righ/ W objecl at the Jre..:n-mgs (Jr during the appeal pericd. I fiother- œrtfly that the iriformaiÙm .md exhihits submitted are tnæ and c.orreä. Ill. cm'Der,'A~ 670-6534 670-6374 ~. Q- Capacny, Ph(lne: ~ Fax #: 0 (NOl£.: All Proper!J' Owners nwst sign if property ~ jointly owned) Naane: Stuart {look Compaoy, Address: Signature, Daœ: 7! '1/ õ '1 B. APPLICANT (OTHER THAN PROPERTY OJ-t"N"ER;': /11. signmg this appliC-a1km, I, .a5 App[k:.rmt, -eengy thail hQl!e obla.iJæd wriJt2ñ autr,crizatior. þom ehE pro{P..rty o-'J.1.?'Je..- and w<! ar.achea' :JeparaI~ dor::umerJ:.:riior. slit:Jwing my ..r"N1f legal mpa...""i1y tl1 file. this applic.arian. 1 agree JIJ be lwwui by tiw condìtion:; af apprlJw11.: subJec¡ o;>¡ò-' to r11£ right lQ cbj.e.c¡ at tk hearings 0, durmg the. appeal pøiod. I firrther certify Jk;t the. mjarrnaJiori and exJJibili suhmi/tEd are tnæ and can-ea_ Nan:::: DÇ!~n Pol Company: D ~ R Addre>s:. 6658 ",r ........,,~ ect Mana' 226-27 41 737105) "' ~2~_ ~Zþ TrtJe: Phooe: Fax#: -r..___ Horton S:i-C'-n:::m" ,.~ i -",;, --.................-----. Specific approvals requested from the City of Dublin for this project include a development agreement, affo rdable hou sing ag reement and site development ap pi ication. Findinas Statement Élan at Dublin Station - Lot 1 in tent of Chapter 8.32 "Planned E. How does this project satisfy the purpose and Development" of the Municipal Code? Parcel B Site Development Review Formal Submittal 1 0/26/04 This project complies with the purpose a nd intent of Chapter 8.32 (8.32.010 Items A through H) as follows EstabJish a Planned Development Zanlng District through which ane or mare properties are plan ned as a unit with development standards tailored ta Ihe site. The proposed use and overall d esig n COl1cept of this project are based on the recommended and requ i red development standard sin 1he Stage 1 Planned Developme~t Rezoni ng for the Du blin Transit Center. lots 1 and 2 will be developed through separate ownersh ip, but will mairrtain a cohesive relaDonshlp by providing si mila r uses. and architectu ral concepts1t:l1emes, a nd through the development of shared veh ieu I arl ped estnan access and pu~ic open space. 1. The followi ng responses relate directJy to the specific quesuons listed under the Findings Statement section of the City of Dubiin's applicauon lor "Plal1ned Development Zoning District Stage 2 Development Plan and Site Deveiopment Review" (SDR): existing the Findimls Statement: A. Describe how the proposàl will be harmonious and compatible .with and future development in the surrounding area. Provide maximum ne xlbillly and diversiticaUan in the developmenl of property. This project provid es res idential living units al1d pubiic a nd private recreational spaces, creati ng a more useable and desira~e physical envi ronment for this developme nt as well a s lor futu re adjacent properties. 2. Éian at Du blin Station has bee ~ d esig ~ed to be consistent with the goals and objectives of the Dublin Tral1sit Center General PlanlSpecific Plal1 Amendment and Stage 1 Planned Development Rezoning Plan.. This will en sure that this new commul1ity of homes will be harmon ious and compatibl e, both in terms of land use and physical desig n with future developments in the su rround ing area. . Iype and intensity of the zoning district for the Is the site physically suitable being proposed? B. The Dublin General 3. Maintain consistency with, end Implement the provisions of, Plen and epplicable Specific Plans. Becau se the site is vacant, ftat and is adjacent to the 0 ubi in BART station the site is physically su itable for the type and i ~tensity 01 development proposed The proposed use and ove rail design conca pt 01 this project are based 011 the recommend ed and req uired developmel1t standards in the Stage 1 Planl1ed Development Rezonil19 tor the Dublin Transit Center. C. Will the proposal adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare? Proleel the inlegrity and character of both residential and non-residential areas of the City. 4. Th is project will provide resid ential uses within a cohesive development as required by the Stage 1 Planned Deveiopment Rezoning It is the il1lent of th is development to comply with the City's codes and ord i na nces through the design and col1struction of project. As a result, it is antòcípated that this project will not adversely affect the heaith or safety of persol1s residing or working in the vicinity, or be detrimental to the public health, safety a nd welfare. 5. Encourage efficient use of land for preservation of sensitive environmental areas such as open space areas and topographic features. Plan and any of the General D. Is the proposal consistent with all elements applicable Specific Plans of the City of Dublin? The Viii age Green will be developed as part of this project in response to th e need for pu~ic open space as stated in the Stage 1 Plan ned Development Rezoning. As noted previously, the proposed project is consistent with the goals and objectives of the Du blin Transit Center Pla~. I n additío~, the proposed u se, de~sity, lnfrastruc!u re improvements and park area will create a residential commu nity designed to reflect of th e desires 01 the City as ide~tified in its Ge~eral Plan and East Dubiin Specific Plan. 2 Provide far effechve deveiopment of public facilities and services for the site. Site Devejopment Review - Élan al Oubli-n Statioo -lot 1 - Finding$!Written Statemen! 6. - FirldingSJWritten Statement at Dublin Station - Lot Site Deve~pment Review - Élan 33 c:_~~_; for its resKlents All of which will create a more u seable and desirable physical environme~t for th is development as well as for futu re adjacent properties. Th rough the development of the VJllage G ree~. on-a nd off-site perking/load ing areas and the com pletion of nu merous off-site improvements, th is project will effectively serve the short tenn a nd long tenn sneed s of the publ ic. The proposed public a nd private on/off -site parking, as well as the vehicu lar co nnections between Du blin Bou I evard, I ron Horse Parkway and De Marcu s Boulevard (created through the develo pment of North-South and the Village Green) also hel p to increase veh icle and pedestrian traffic flow th roughout the Du blin Transit Plann ing Area. with to achieve de velopment thaf is compatible 7. Encourage usa of design feafuras Ihe area. regulations and the requirements of zoning selbacks, heights, parking, landscaping, To ensure compliance with development dislricls, including bul not limited 10, fences, accessory sfrw::lures, end signage 3. The arch itectu ral design of th is project will be consistent with th e u man character desired for the Dublin Transit Cenler and further described in lt1e Stage 1 Planned Development Rezoni ng. This will be achieved through the projects archltectu re which has been carefu liy detailed with enha nced materials such as cuitu red stone, concrete roof tiles and highly detailed gu a rd ra ils as we it as a varied color palette, mass ing the bu ild ings in a classic traditional style a nd urban landscape lt1at will accentuate the pedestrian experience of th is area. The proposed density, setbacks, parki ng location/quantities, land scapi ng themes, and overall arch Itectu ral des ign concepl of th is project are based on the recommend ed and requ ired development sta nd ard s in the Stag e 1 Planned Develop ment Rezoning for th e Dublin Transit Center. beyond provide amenities will 8. Allow for creative and. imaginative design that those expected in conventional developments. 4. To stabilize property values. Through the development of for sale residential housing, parking, and public/private open spaces, th is project contributes to the stab ilization of property values. The Viii age Green concepf offers add itlonal recreational opportunities not only to the occupants of this development bLrt also to future occupants of adjacent pro perties and to the general pu blic. "Site of Chapter 8.1 (J4 Inten F. How does this project satisfy the purpose and Development Reviewn of the Municipal Code? 5. To promote the general welfare. This project provld es housing with i ~ close proximity to major businesses and transit lines and offers unique recreational opportu n ities to QCCU pants of this development, futu re occu pa nts of adjacenf properties, and to the general pu blic. Items A Chapfer 8.104 (8.104.020 Th is project compl ies with the purpose and intent of throug hE) as follows To promote orderty, atfra cfive and hatmoniails site and structural developmenf compatible with individual site environmental constraints and campa fible with surrounding properties and neighborhoods. 1. End of Findings Statement The architectu ral design of th is project will be consistent with the urban character desired for the Dublin Transit Center and further described in the Stage 1 Planned Developmenf Rezoning. This will be ach ¡eved th rough the projects architecture wh ich has been ca rafull y detailed with enhanced materials such as cultu red stone, concrefe roof tiles and high Iy detailed guardrails as well as a varied color palette, massing the build ings in a classic traditional style an<! u rba n landscape that will accentuate !he pedestrian experience of this area. 2. To resolve major project -retated Issues including, but oot limited to, building location, architectural and landscape design and theme: vehicular and pedestrian access and on-site circulation, parking and traffic impacts. This project provides a significant number of residential living u nits ad ¡acent to the Dubl i n BART Statlon as well as pu bllc and private recreational spaces and parki ng 4 - FindingslV'lrttten Statement Review - Élan at Du~in Station -lot Site Developmem 3 Station - Lot 1 - FindingSJWritten Statement Review - Elan at Dublin Site Oe~opment 3+ .:~., Unit Summary Nu mber of Units 15 2 32 32 32 7 1 8 62 32 -ª 231 Number of Units 9 1 2 1 1 9 2 .1 26 The architectural style of the projoct is Mediterranean to relate to other projects in the Dubl i n Transit Center and it Is a design style that Is preva lent th roug hout the City of Dublin. Please see soction I of the State Development Review Statement for a more detailed description of the architectural character of the project The ~anning conce pt of the project was to create a design that, when integrated with otl1er projocts in the Dublin Transit Center, would create an 'Urban Village," that would encou rage pedestrian movement and activity throu ghout the T ra n sit Ce nter. To achieve this, con siderabl e atlentio n was focused at the \)ase of the bu ild ing. Residential stoop units have been located along both DeMarcus Boulevard and North-South Drive to activate the streets. Each stoop unit has an i nd Md ual entry and a porch that is 2 feet to 3 feet above the street level and directl y ties into the sidewalK I n addition, there is a 6 257 SQ. Ft 1,000 818 956 1,041 -1345 1,110 1,177 1,542 1,275 1,369 1 ,289 - 1 ,367 1,426 -1,543 ~ 8. 987 1,080 1,110 1,204 1,235 1,488 1,327 1,461 - fifldingslVVrttten Stalement 1 Site Dev-elopment Review - Élan at Dub1in Stalion - Lot Written Statement Élan at Dublin Station Lot 1 {Parcel B Site Development Review Formal Submittal 10/26/04 The following responses relate directly to the specific questions listed und er the W ritlen Statement section of the City of Dublin's application for 'Planned Development Zoning District Stage 2 Development Plan and Srre Development Review (SDR): Written Statement: Plan ned Deve lopment Zonina District: A. Statement of compatibility with Stage 1 Development Plan (if applicable). As stated in the Stage 1 Planned Development Rezon i ng, General Plan and Specific Plan Amendment for the Dublin Transit Center dated October 2002, Site B is proposed to be desig nated for High-Density Resid ential Development, characterized by apartment, loft, town-homes (on larger projects) or condominiu m projects and a Village Green (an open area on which local residents can enjoy passive recreational activities). The Stage 1 Planned Dev"¡opment Rezoning also states that parking shall be pM marily slructu red, either as podium parking located underneath the bu Ilding or as multi-level garage arou nd which the u nits are wrapped. Site Layout The proposed pmject is for 257 for -sal e residential units 0 rgan ized around Iwo bu ild i ng blocks. The condomin iu m (main) building fmnts Du blin Bou leva rd and is fllle stories with mezzan lne u nits on the top fioor and has two levels of subterranea n parking below the residential un its. This buìlding conla Ins 231 units and is organized arou nd a large centra1 GOO rtyard. The town-home (second) building fronts the Village G ree n and contains 26 for-sale residential units. The buiiding is th ree stories high plu s mezzan ¡nes on the top fioor and tuck-under parking at grade. A po rtion of this bu ilding will a I so seNe as the pm jects model complex and sales office. 5 Sil.e Development RS\liew - Êlan at Dublin Statioo -lol 1 - F jndingslVVritten Statement Condom I niu m Bu ild i ng (main Unit Type Stoops 1 Bed room Flat 1 Bed room + Mezzanine 2 Bedroom Flat 2 Bedroom Flat + Den 2 Bedroom + Mezza nine 2 Bedroom + Mezza nine 2 Bedroom + Den + Mezzanine 2 Bedroom Town-home + Den 3 Bed room Flat 3 Bed room + M ezza nine Subtotal Unrr Type 1 Bedmom + Mezzanine 2 Bed room Flat 2 Bedroom Flat + Den 2 Bedroom + Mezzanine 2 Bedroom + Den + Mezzan i ne 2 Bedmom Town-home + Den 3 Bedroom Ftat 3 Bed room + Mezza nine Su bIota I TOTAL NUMBER OF UNITS Arch~ectural S Town-home Building (second n s:: ;::;:....., a total of 373 res id enti al stalls are fequ ired. I ~ additi<m, 56 guest sta lis are within the garage and 25 located arou nd the peri m eier of the b u ;ld i ng) the unit mix, req uired (31 build i ng to bby and fecreatJo ~al rooms o~ the fi rst ftoo r of boih DeMarcu s Bou levard a ~d North-South Drive, to furthe r activate the su rrou ~ding streets. The overall design intent of the parki~g was te mi~imtze its visual impact on the pedestri an ch aracte r of the development an d provid e more parki n 9 th an requ ired for th e res id ents of the praject Ove ra II, an ad d itional gg stalls have been pravi d ed for a total of 527 stalls (or an average of 2 stalls per unit). Adáitionally, an 18' apron has been provided in fra~t each Town-home garage (facing the East-West alley) i~ order to provide for an additional guest parki~g slalls. To integ rate the large interior courtya ref to the street a~d create a se~se of eIltry into the project fra m the surrau nd ing streets, two "portal" entrtes have been incorporated i~to the desig n. The two-sto ry portals are loeated on De Marcu s Boulevard aná No rth South Drive, a nd a re provided to Greate bolh a visuallin k to the interior of the project, as well as to encourage pedestria ~ moveme~t th roughout the Transit Center. Please see parki ng exhibIT on Sheet I a of the submittal pia ns fo r further details Since Dub I i n Bouleva rd is a major thoroughfare, pedestrian con nection to the street is minimized. The first level of residential un its was elevated above the street with a 3 foot high site wall and a landsca pe berm acti ng as a buffer to the bu sy street Including permjffed, condWona/, and accessory uses: 8. Proposed Uses, Lo cal servinq retail uses Incl ud in G raeery Food Store General Mercha rKlise Store Discount I Warehouse Relail Store Clothing/Fashion Store Shoe Store Home Fu m ish i ng Sto re Office Supply Store Home Applia nceJElectron ics Store Home Improvement Store Mu sic Store Hobby/Speciallnteresl Store GíftslS pecially Store Jewelry and Cosmetic Store D rug Store Auto Parts Store Toy Store Book Store Pet Supp! ies Store Sporting Goods Store Sim ilar Uses that sell goods based on price a rid The followi ng are perm itted and cond~ion al uses for this project: to: mited not but 1 The arch itectu ral des ign of the base of the build i ng was also developed to encourage a pedestrian seal e. I n addition to the sloop u nits a nd entry portal s, the build i ng wa s designed with a stone veneer base to create a strong ele ment with an enha need material at the ped estrtan level. The venee r base Is complemented w~h a series of arches th at invites the pedestrian into the project. These items are fu rth er rompl i mented with ornamental railings ami d eco ratlve I ig ht fixtu res to relate to create a hu man sea Ie at the base of the build ing. In summary, sign ifica nt effort was made to create an environ ment that would relate to existi ng and fulu re develop ments in Dublin. T he architectural style aná massing was seJected to relate to ad jaeent projects in the T ran sit Center wh i Ie the base of the build ì ng was design ed to encou rage the pedestria n pia nn i ng concepts within the Transit Center. Access and Parkin In creating an urban environ ment, the desig n intent was to minimize Itle impact of the parking faciliii es. The main builá i ng facing Du blin Boulevard conta ins two levels of parking. The firsl level is below grade with the second I evel above grad e. Th e upper garage level contains sloop un its and common fu nctions around th e buildings perimeter to sh ield the garage from pu blic view, m inlmizi ~g its impact with i n the projects desig n. V eh icul?r to, Ihe followin Quality mited but not 8 - FfnáiflgsMf ritten Statement Office a~d Service establis hments in cludin BanklSavings and Loan Real EstatelTltIe Office Travel Agenl Legal Accou nting Med ieal a rKI Optometrist Arch ~ect S it.e 0 evelopment Review - Élan a~ Dublin Stabon -lot 2. The seco~d building facing the Village Green contains tuck-under parking on grade. Both of th ese buildings have vehicula r access off the Easl- West alley, which in turn connect to DeMa rcus Bouleva rd and No rth-South Drive. Veh icu lar access was not provided to Du bJin Boulevard from the site because ~ is a major thoroughfa re. In addition, vehicula r access was not provided off the Village Greell to maintain a pedestri an seaieon the green Dental Ratios The Coáe requ ired parki ng for the Dublin Station is one parking stall for each afforda bl e un it and 1.5 parking stalls for each unit conta i nln 9 two or more bed room s. Based on Parkin 7 - find ings/W ritŒfl Sætement Rev1ew - Et-an at Dublin Stafi,cm - Lot Site De.....elopment (, t.) -') \\) -~~'- ~~0.E I;: ~ à:i Q> ~ Q)..Q O'J .- " E: .. Io?t::;:¡õ *~t;.E t; Q. E: o E: " ~ t; 0 ". '" "C c.:. .5: ::J r.: \.0 >< r::r aJ~ f\:I tI) - e_ ~..a!~~ I:'.:..Q '= c:: Q) rtI !'3 Q) :E.g...]2 ë ~ ~ ID ~ .! 7- ...0 '" Q. c: ""... 0 lI)\UJ4c:: C).s:::: .- :., ¡¡; !rl E: 'ib C/J Q.::S: C:."''' 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RECOMMENDING CITY COUNCIL ADOPTION OF STAGE 2 PLANNED DEVELOPMENT ZONING FOR P A 03-058 DUBLIN TRANSIT CENTER SITE B-2 <AVALON BAY COMMUNITIES) LOCATED AT THE SOUTHWEST CORNER OF DUBLIN BOULEVARD AND IRON HORSE PARKWAY (APN 986-0001-011-00) WHEREAS, the Applicant, Avalon Bay Communities, has requested approval of Stage 2 Planned Deve]opmcnt Zoning for PA 03~058, Duhlin Transit Center Sitc B-2, for the construction of a 305-unit apartment community with I 5,OOO± squarc feet of retail on approximately ±3.57 acres ofland, located on a portion of Site B o[th" Dublin Transit Cent"r, within the Eastern Dublin Specific Plan, at the southwest comer of Dublin Boulevard and Iron Horse Parkway; and WHEREAS, the Applicant has snbmitted a complete application for Stage 2 Planned Development Zoning for the construction of a 305-unit apartment community with l5,00o± square fcct of retail which is available and on file in the Planning Division; and WHEREAS, the Applicant has submitted project plans in conjunction with the requestcd entit]ement dated October 25, 2004 and a Stage 2 Development Plan; and WHEREAS, the California Enviroomental Quality Act (CEQA), together with the State guidelines and City environmental regulations require that certain projects be reviewed for environmental impacts and that environmental dncuments be prepared; and WHEREAS, Pursuant to the California Environmental Quality Act, Staff has recommended that the project be found exempt from CEQA putsuant to Government Code section 65457 for residential projects that are consistent with a specific plan. The Project is within the scope of the final Enviroomental Impact Rcport for the Dublin Transit Center General Plan Amendment, Eastern Dublin Spccific Plan Amendment, Stage 1 Planned DcveJopment 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 uf a Supplemental EIR; and WHEREAS, a public hearing was scheduled before the Planning Commission on November 9, 2004; and WHEREAS, proper notjce of said public hearing was given in all respects as required by law; and WHEREAS, a StatfReport was submitted to the Planning Commission describing the project and outliniog the issues surrounding the request; and WHEREAS, the Plarming Commission did hold a public hearing on said project applica1ion on November 9, 2004; and ATTACHMENT ~ <£5 oç! I \ WHEREAS, the Planning Commission did use its independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth; and NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commissiofl of the City uf Dublin docs hereby make the ti>lIowing findings and determinations regarding said Stage 2 Planned Development Zoning: A The proposed amendment will bc harmonious and compatible with existing and potential development in surrounding areas. B. The suhject site is physically suitable for the type and intensity of the zoning district heing proposed, C. The proposed amendmcnt 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. D. The proposed amendment is consistent with the Dublin Gcneral Plan and Eastern Dublin Specific Plan. E. The proposed Planned Development 7.oning District meets the purpose and intent of Chapter 8.32 Planned Development Zoning District of the Dublin Zoning Ordinance. F. Development under the Planned District Development Plan will be harmonious and compatible with existing and future development in the surrounding area. BE IT FURTHER RESOLVED that the Planning Commission does hercby recommend that the City Council approve the Stage :: Planned Development Zoning in substantially the form atlachcd as Exhibit A for PA 03-058 Dublin Transit Center Site B-2 (Avalon Bay Communitics). PASSED, APPROVED AND ADOPTED this 9'~ day of Novembcr 2004. AYES; Cm. Fasulkey, Nassar, King, and Machtmes NOES: ABSENT~ Cm. Jennings -, ABSTAIN: / /~ ATTEST: 'j P1anniug M~ 2 '6lD C';~ì \ \ \ RESOLUTION NO. 04-66 A RESOLUTION OF THE PLANNING COMMISSION OF TH E CITY OF DUBLIN .......n.. .__~_""=,~,,.,,~ ,.~.,~~~___,..____,.___._._._..__~.,~~~w~_~_~~~'_____'_~'_ø..~ --~-~-,-~~~-,--_._. REFERRING DECISION MAKING AUTHORITY AND RECOMMENDING CITY COUNCIL APPROVAL OF SITE DEVELOPMENT REVIEW FOR FA 03.058 DUBLIN TRANSIT CENTER SITE B-2 (A V ALON BAY COMMUNITIES) LOCA TEn AT THE SOUTHWEST CORNER OF DUBLIN BOULEVARD AND mON HORSE PARKWA Y (ArN 986-0001-011-00) WHEREAS, the Applicant. Avalon Bay Communities. Inc., has requested approval of Site Developmcnt Review tor PA 03-0S8, Dublin Transit Center Site B-2, for the construction of a 30S-unit apartment community with 15,000± square [cct of retail on approximatcly ±3,57 acres of land, localed on a portion o[ Site B of the Dublin Transit Center, within the Eastern Dublin Specific Plan, at the southwest corner of Dublin Boulevard and Iron Ilorse Parkway; and WHEREAS, the Applicant has submitted a complete application for Site Developmcnt Review for the construction of a 305-unil apartment community and I 5,000± square feet of ground floor retail which is available and on file in the Planning Division; and WHEREAS, a Master Developmenl Agreement for the Dublin Transit Center project was adopted by Ordinance 5-03 and requires that 10% oflhc units located on Site B be set aside for moderate income households; and WHEREAS, Ihe Master Development Agreement requires that the project be in compliance wilh the provisions of the Cily's Inelusionary lorting Regulations in effect at the time of Site Development Rcview approval: anù WHEREAS. the Applicant is proposing to provide 30 moderate-income units at between 80% and 120% of the area median income in accordance with the terms of the Master Development Agreemenl and the City's Inclusionary Zoning Regulations; and WHEREAS, the Applicant has submitted project plans for the. requested entitlement dated received August 23, 2004; and WHEREAS, the California Environmental Quality Act (C£QA), together with State guidelines and City environmental regulations require that certain projects be reviewed for environmental impacts and Ihat environmental documents be prepared; and WHEREAS, Pursuant to the California Environmental Quality Act, Staff has recommended that the project \'>e found exempt from CEQA pursuant to Government Code section 65457 for residential projects that are consistent with a specific plan. The Project is within (he scope of the Final Environmental Impact Report for the Dublin Transit Center General Plan Amendment, Eastern Dublin Specific Plan Amendment, Stage I Planned Development Zoning, Tentative PMcel Map, and Developmenl Agreement (SCH 2001 12039S) which was certified by City Council Resolution No. 215-02 dated November J 9, 2002. This recommendation is based on a determination that there are no supplemental impacts that would require preparation of a Supplemental EIR; and WHEREAS, thc City of Dublin Zoning Ordinance, Chapter 8.96.020,C.J-6 allows the Planning Commission to trartsfer hearing jurisdiction to the City Council at its discretion because of policy implications, unique or unusual circumstances, or the magnitude of the project; and fi"fTACHMENT 5 "67 Db/II WHEREAS, the Planning Commission is referring the approval, conditional approval, or denial of application PA 03-058, related amendments, and time extensions of pemits to the City Council; and WHEREAS, the Planning Commission is also recommending City Council approval of said application; and WHEREAS, the Planning Commission did hold a public hearing on said project application On November 9,2004; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Repon was submitted \0 the Planning Commission recommendirtg that the project be referred to the City Council for approval; and WHEREAS, the draft City Council Resolution approving the Site B-2 project is attached as Exhibit A; and WHEREAS, the Planning Commission did hear and use their indepcndent judgment and considered all said repons, recommendations, and teslimorty hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does hereby transfer the original hearing jurisdiction for Dublin Transit Center Site B-2, Avalon Bay Communities Site Development Review to the City Council pursuant to Chapter 8,96.020.C.3 of the Zoning Ordinance and also recommends City Council approval of said projcct. PASSED, APPROVED AND ADOPTED this 9'h day of November 2004. AYES: Cm_ Fasulkey, Nassar, King, artd Machtmes NOF.S: ABSENT: ABSTAIN: .'j "4 ,'Planning C ATTEST: ~ \, Planning Manage 2 3'8 1:i) \ I I o AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: November 9, 2004 SUBJECT: ATTACHMENTS: I, RECOMMENDATION: L 2. 3. 4. 5. PROJECT DESCRIPTION: PUBLIC HEARING; PA 03-058 Dublin Transit Center Site B-1, Elan at Dublin Station by D. R. Horton, Inc., Stage 2 Planned Development Zoning, Site Development Review. rÞ'_____ RepQrt Prepared by Mike Porto, ConsulJing Planner' "f 2. Resolution recommending City Council approval of PA 03-058 Dublin Transit Center Site B-1, Elan at Dublin Station, Stage 2 Planned Development Zoning with Development Plan, attached as Exhibit A Resolution referring decision making authority and recommending City Council approval of P A 03-058 Dublin Transit Center Site B-1 D.R. Horton Inc., Site Development Review, with draft City Council Resolution attached as Exhibit A Proj ect Plans 3. 6. Open Public Hearing and receive Staff presentation. Take testimony from the Applicant and Public. Question Staff, Applicant, and Public. Close Public Hearing and deliberate. Adopt Resolution (Attachment 1) recommending City Council approval of PA 03-058 Dublin Transit Center Site B-1, Elan at Dublin Station, Stage 2 Planned Development Zoning, with Development Plan attached as Exhibit A. Adopt Resolution (Attachment 2) referring decision making authority and recommending City Council approval of PA 03-058 Dublin Transit Center Sitc B-1, Elan at Dublin Station Site Dcvelopment Review. The Dublin Transit Center project area is located generally within the area of the Iron Horse Trail to the West, Dublin Boulevard to the North, Arnold Road to the East, and the I-580 Freeway to the South. The DublinlPleasanton Bay Area Rapid Transit (BART) Station is located within the Transit Center project area along the north side of I-580, In December 2002, the City Council adopted Resolution 216-02 approving a General Plan/Eastern Dublin Specific Plan Amendment which added the Transit Center project area to the Eastern Dublin Specific Plan area and established the approved land uses for the future development. The project also included Stage I Planned Development Zoning approved by Ordinance 21-02 and Tentative Parcel Map 7892 approved by Planning Commission Resolution 02-40, Project approval was accompanied by a Master Development Agreement adopted by Ordinance 5-03 in May 2003. __---------------------.~-w-~~---------------..-------_______._________~~____M_______.________~_____________ COPIES TO: Applicant/Property Owner ITEM NO. 1: 5 ATTACHMENT ({) (;:\pa#\2003\03~05S. transit center b\dr hononl¡l:Þb~rtß\dub-(rtv)pcsrrI10rtDn _ 2004-oct-26.doc "3.0,0,....,111 The Dublin Transit Center project area allows for the future development of 1,500 residential ~ñhs on Sites A, B and C; 2-million square feet of campus office on Sites D and E; and 70,000 sqnare feet of ancillary retail uses to be permitted at street level on Sites B through E. Open space will be provided in the form of a 12.20 gross acre park located on Site F and a I -acre Village Grccn located between Sites B and C. The Transit Center project area also includes 8.65 gross acres of public/semi-public uses including the future BART parking garage, Pacific Gas & Electric (PG&E) substation, and surface BART parking. Thc proposed project for Dublin Transit Center Site B-1, named by the developer as Elan at Dublin Station, is part of an 8.84-net acre area designated as Site B (shown as 8.10 net acres on the Stage I P.O.) with the initial Transit Center approval. Site B is bound by Dublin Boulevard on the north, the Village Green on the south, DeMarcus Boulevard on the west, and Iron Horse Parkway on the east. The Stage 1 Planned Development Zoning identified Site B with a maximum density of 70 units per acre (or a maximum of 565 residential units) for thc 8.10 acre site. The current configuration shows net acreage for Site B as 8.84 acres. Under two currently submitted applications, Site B is proposed to be divided into three lots by Vesting Tentative Parcel Map No, 7525, as follows: :: :: ~: II:' ': ~ ,..'. , . ;¡"" Lot 2 Site B-2 3.57 acres Lot 3 Sile B-3 2.14 acres Total 8.84 acres ,...... ··E'·· .. attl··· . SIi!I··cl'i" .,."., ........ ..."..... '''':':' ','. .a. .1'1......'.. ..., "...U·....... ". ..'...... ....·..1'·... .. .:1>:'.".'.'.'.........<....1:.·..''''..···.::.':;'.···.:.:;''\.':1·.'.,,'.".,·;1'....' ; :; I; 'I I :"" n" I· .,'. i',:I"I!,"P","'n"~I"'(\:.",:;, ,;,:;".,..;,,:':,:;'t..',,:h: . Mu~.:;fåmlly...re,¡¡¡QØ~tlíil':I~tI+' ::::':""'2$7" '..,.','" .., "n' "."""",. 'i¡"è/""'","""¡'" ,urn: '¡,"I"I¡III,I'" ,', '<:1"'1'\':""" ,"·.··ouse· ~·:a· ,'. ·""·co·'···"'··omln'¡· . .... ::,1<"':'· """"::i:"'·, 1,1 II"I',:~' ",1,,, ," '''.. '.'''':'''^''~:'\.\'''' Avalon Bay A artment Communit Village Green & north-south access streetldrivewa uni¡¡" :!:!!:¡':,i'i'¡:'.:-:> ·1'" 305 unils o units 562 unite Site B-1, located along the westerly side of Site B adjacent to DeMarcus Boulevard, is separated ftom Site B-2 by a north-south private access street or driveway located mid-way between DeMarcus Boulevard and Iron Horse Parkway. The site is nearly flat, but slopes approximately 5 feet in elevation from the north to south. Site B-2, also part ofPA 03-058, is part of a separate application being reviewed on a parallel track with this application. Like other sites within the Dublin Transit Center, the underlying property owner and primary Applicant (Avalon Bay) is the Alameda County Surplus Property Authority (ACSPA). The ACSPA is in the process of disposing the property through marketing for development according to the adopted plan. The three lots comprising Site B represent the net area and basis for calculating the maximum units allowed and for evaluating the proposed density in terms of the approved Stage I Planned Development zoning. Site B-1 is proposed to be developed with two multi-story structures housing 257 for-sale units in the form of23 I condominium flats or multi-level walk-ups in one building. The second building is proposed for 26 multi-level townhouses condominiums. The planning actions currently requested indude a Stage 2 Planned Development Rezoning, and Site Development Review. Site B-2 lies east of Sitc B-1, and the two are separated by a north-south private access driveway which is a portion of Lot 3. Site B-2 is proposed for a 305-unit apartment (rental) project with ancillary retail referred to as Avalon Bay. The aCfCage included in Lot 3 (2.14 net acres) would bc used as the VilIage Green open space area abutting thc southerly boundaries of both Sites B-1 and B-2 and 1he north-south driveway between Sites B- I and B-2. The 562 residential units that would result from the approval of both applications averagcs approximately 64 units per acre which is within the maximum density of 70 2 qOüJ- III unit~ per acre permitted by the previously approved Stage I Development Plan. Both projects wöUìd be subjcct to compliance with the City's Inclusionary Zoning Ordinance for provision of at fordable housing. The propcrties adjacent to the project site currently are vacant. However, a multi-family residential project has been approved, but not yet constructed for Site A-I west of Site B-1 across DeMarcus Boulcvard to the west. Certain properties south of the project site currently are used as a surface parking lot for BART Station commuters and as a PG&F substation. Land use designations surrounding the projcct site include, future high density residential to the west, and south. The Camp Parks Reserve Forces Training Area (Parks RFTA) north of the project across Dublin Boulevard is proposed to remain in its current government use for the time being. To the east across lronhorse Parkway, Site E-l is proposed to be developed for Campus Office use with complementary ground floor retail development. ANALYStS: Site B-1 will be created by from Vesting Tentative Parcel Map No. 7525 reccntly proposed with the Stage 2 Planned Development Rezoning and Site Development Plan for Site B-2. The Site Development Review for Site B-1 is subject to review by the Planning Commission which, also would review the proposed subdivision for condominium pllrposes (as a part of the Parcel Map being processed with the Avalon bay project), and make a recommendation to the City Council on the Stage 2 Planned Development Rezoning. Due to policy implications, unique or unusual circumstances, and the magnitude of the Dublin Transit Center project, the Planning Staff is proposing that the Planning Commission refer the decision-making authority on PA 03-058 to the City Council in accordance with Dublin Zoning Ordinance, Chapter 8.96.020.C.3. This referral will be accompanied by Planning Commission recommendations. The Stagc 2 Planned Development Zoning requires adoption of an Ordinance and two public hearings before the City CounciL City Council approval of the Site Development Review for Site B-1 typical1y approved by the Planning Commission would be based on approval of the Stage 2 Planned Development. The final subdivision map is subject to State and Local Subdivision Regulations, including approval by the City Enginecr. Sit., Dn-doDment Rn-iew Site Plan: The Site Development Plan for Site B- I proposes two mlllti-story buildings of for-sale residential units with associated structured parking. For subdivision purposes, all units would be sold as condominiums; this aITangement allows exclusive air-space to be sold in commonly owned structures. Property maintenance and management would be governed by Conditions, Covenants & Restrictions (CC&Rs) recorded against the units and a¡,'reed upon by each owner. No space would be designated or allocated for an on-site manager. The design is intended to create an image consistent with an urban lifestyle and encourage pedestrian circulation. Building lay-out is comprised of two structures: Townhouses: A 5-story row of townhouses faces the Village Green on the south side of Site B- I. This building is approximately 57,000 square feet and includcs 26 units. Two units at the southwest comer of the building have ground floor living area. The other 24 units would be bcilt in four levels above ground level parking having exterior walls on both the front and rear of the building. Parking for 22 of the townhouse units is provided at ground-level as tuck-under, tandem space garages along the rear (north elevation) of the building. One guest parking space can be accommodated behind each garage. Required 3 Q\Dhll\ parking for the remaining units is located in the larger structure across an east-west driveway along the !Car ofthe townhouses. Access to the garages and parking is provided by this east-west driveway which connects DeMarcus Boulevard on the west to the north-south private access driveway to the east between Sites B-1 and B-2. Pcdestrian or resident access to the units is provided by three stairwells which connect to a covered exterior corridor along the north side of the building. Two pedestrian walkways or pascos at the stairwells connect directly to the Village Green on the south side of the townhouse building. The townhouse building covers approximately 12% of Site B- I. Stacked and Walk-un Condominiums: The larger (main) structure is 6 stories and includes 231 condominium units in five levels over two levels of parking; one parking level is at grade below the podium, and the other level is subterranean. This building, approximately 507,000 squarc feet, has frontage along both DeMarcus Bou]evard and Dublin Boulevard and covers approximately 68% of Site B- L Vehicular access to the structured parking also is taken from the east-west driveway between the two structures. Pedestrian access to the building is located on all four building sides. Two large pedestrian portals on both the east and west sides of the building feature wide staircases from the street level to the podium level. One pedestrian stairwell provides access to Dublin Boulevard on the north side of the building. Pedestrian access to the podium level is provided by elevators at three locations from the parking levels. Pedestrian circulation at the podium level is provided by courtyard-facing stairwells and elevators that connect to covered interior corridors. A total of 15 ground level units, referred to as stoop units, are proposed to be located along DeMarcus Bou]evard on the west and along the north-south driveway on the east sides of the building. These units, along with common area facilities and building lobbies, wrap the ground level parking exterior to add pedestrian scale, enhance the building's appearance, and to prevent the garage from becoming the focal element of the project. The high density and urban character of the proposed project is presented by fairly narrow setbacks between the building and the street, however still in compliance with the streetscape design standards adopted with the Stage 1 Development Plan tor the Dublin Transit Center. Residential stoop entries along the east and wcst facades are 2 to 3 feet above the street level and tie directly to the sidewalk. Setback areas between the sidewalk and building iŸont of the stoop units are landscaped with ground covcr shrubs and accent trees. Stoop units also have access from the parking structure. The setback along Dublin Boulevard is elevated from the street lcvel beginning with a stone veneer retaining wall at the property line and a landscaped berm four feet high and 15 feet dcep from the wall to the building facade. Along the south face of the larger building, the interior setback from the east-west driveway is designed to accommodate two vehicular access ramps to the parking levels, two garages (onc each for two of the one-bedroom town houses), a building entry with elevator lobby, and a one of three recreation rooms. Landscaping is provided in the setback area between the building and the paved surface of the east-way driveway in those sections not used for vehicular or pedestrian access, Other than the stoop units along the east and west elevations, unit entrances are turned inward towards the pedestrian courtyard on the podium level which is above the b'fOund-lcvel of parking. The podium level is accessed from any of the three stairwell and elevator lobbies and from the large pedestrian portals on the cast and west sides of the building. The podium level provides open space and passive recreation area for the residents of the proposed project while the Village Green abutting the south side is intended to serve the recreation needs and place for the Transit Center neighborhood activities, 4 Cì'Z.. 0 \ \ \ The Village Grccn is a I-acre park-like setting which is proposed to include ample lawn t;1;as, two playgrounds, and a circular plaza with seating beneath wooù trellises. A splash pad with aquatic playground equipment is planned for the center of the plaza. Acreage for thc Village Green is includcd in the over all area for Site B, but is not being developed as part of the proposed project on Site B-1. However, it will be developed along with the proposed project for Site B-2, the 305-unit Avalon Bay Communities apartment complex. Floor PlanslUnit Type: The project proposes to have 8 townhouse plans and 12 condominium plans that vary in size and layout. The 8 plans for the 26 townhouse units range from a 987 square foot unit with one bedroom + mezzanine to a 1,461 square foot unit with three bedrooms + mezzanine. However, the largest unit, and most frequent in this structure, is a 1,488 square foot unit with 3 bedroom + den, The townhouse building includes 9 of these plans (or 35%). In the 231 unit condominium building, the 12 plans range from a 1,000 square foot one-level stoop unit with one bedroom to a 1.543 square foot unit + mezzanine. However, the most frequent unit is a 1,369 square foot unit walk-up with 2 bedrooms + den; 62 of these plans (or 27%) are included in this building. Most units/all units are provided with an exterior or courtyard-facing deck or balcony covered by a plaster archway or tiled canopy roof structure supported by plaster columns and corbels; top floor units have access to mezzanine roof decks or patios. Access and Circulation: The only vehicular access to Dublin Transit Center Site B- I is from the east-west driveway connecting DeMarcus Boulevard to the west and the north-south private right-of-way to the east behind the townhouses. The parking structure ramps to the two levels of parking are located off of this driveway. As discussed above, pedestrian access is available from all four sides of the larger structure to the podium level of the larger building from elevators at three locations from the parking levels and from two large pedestrian portals featnring wide staircases on both the east and west sides of the building. Aceess to Dublin Boulevard on the north side of the building is provided by one pedestrian stairwell. Tn the townhouse structurc, pedestrian access to the units is providcd by one elevator near the middle of the structure and the three stairways, one each at the both cnds and the center. Two paseos at the stairwells connect pedestrian traffic directly to the Village Green on the south side of the townhouse structure. Access for emergency vehicles would be available from the abutting public rights-of"way of Dublin Boulevard on the north or DeMarcus Boulevard on the west. Access also is available from both of the two private rights-of way abutting the site on the east and south, respectively. The east-west driveway provides interior Fire department access to the site. Trash and recyclable collection areas have been designated in several locations on or adjacent to the site. The townhouse building provides for 2 trash bin locations with each having 2 bins. The condominium building has 3 trash bin locations servcd by chutes from cach floor; two are located on the lower level of the parking structure, and one is on the ground level. Each location has four bins. A temporary 10-bin location has been designated adjacent to the southeast comer of the project within the private right-of-way ofthe north-south for collection purposes. Parking: The Stage I Dcvelopmcnt Plan for the Dublin Transit Center established a standard of 1.5 parking spaces per unit. The project proposes to provide a total of 633 parking spaces (which includes guest parking on the street) but does not include the additional 22 guest parking stalls behind the townhouse tandem 5 q~ ð.,.. \ \ \ garages Based on this overall standard, the proposed project would comply with the mmimWn number 386 spaces. The majority of these spaces are provided in the two levels of structured parking below the podium level of the larger bui1ding_ As mentioned above, 22 tandem garages (for a total or 44 parking spaces) are located as ground-level tuck-under parking in the townhouses building; 22 of the 26 units would be assigned a tandem garage. The other 4 (of the nine one-bedroom units) in the townhouse structure would be served by spaces in the main building. Two of the one-bedroom units would have a single-car garage across the east-west driveway at ground level in the main structure. Another two of the one-bedroom units (including the one one-bedroom affordable unit in the townhouse building) each would have one assigned space in the parking structure. All 26 affordable units would be allowed one assigned parking space in the parking structure. The two levels of structured parking provide 464 spaces of which 29% are compact; the City's parking standards allow up to 35%. The ground level contains 187 spaces of which 60 spaces are compact and 35 spaces are designated as guest parking (including 4 handicapped access stalls). Access to the structured parking by residents would only be available past a security gate beyond the designated guest parking. The lower or subterranean level contains 277 spaces of which 73 spaces are compact; 48 spaces are tandem spaces, and 23 spaces are tandem compact spaces. All tandem spaces are located in the lower or subterranean level of the structure and would need to be assi gned. The total number of standard spaces in the structure that are not tandem and not designated for guest parking is 213 spaces (including handicapped access). Additional guest parking, approximately 26 spaces, is available as street parking along DeMarcus Boulevard, the north-south drivcway along the easterly boundary of the project site, and the access drivc separating the townhouse building from the Village Green. The proposcd project is accompanied a Traffic Study conducted by the Omni Means which concluded that the parking and circulation aspects of the project have been adequately addressed, Architecture: The architecture of the two structures is Mediterranean-inspired with ample exterior articulation and color palettc to minimize visual mass and scale_ The building form is arranged like clusters of towers connected to or on top of the podium level. The building segments are distinguished by the exterior materials, colors, and hip roof elements of varying heights. Roofs are tiled in a mission green tone and detailed with white corbels. The pedestrian level and scale are enhanced with interesting materials in the form of a stone veneer around the base of each building capped with a stone ledge, On prominent architectural featurcs, such as elevator towers and podium portals, the stone exterior is carried up the building elevation as high as fifth story and capped with a stone ledge. Other cxtcrior materials include stonc veneer, glass, metal balcony or patios rails and articulated plaster surfaces. Recessed walls would be painted one of three colors ranging from gold to light tan. Patio walls would allow a fourth alternative color, and columnar walls are a color consistent with the roof tiles. A distinct architectural fearure of this project which adds to the urban streetscape are the post-modern archways spaced around the building base and used to support or cover balconies for some of the lower- level exterior-facing units while punctuating the urban streetseape. These features are constructed of concrete or p1aster colored a dark gray-blue and scored with metal sereeds giving the appearance of large stone block. They rise 2\1;, stories on the DeMarcus Boulevard façade and the Village Green and 3\1;, stories on all other elevations and defined with a heavy capital. The most prominent elevation features are th~ columnar walls whieh form the tower clements located primarily at the building entrances facing DeMarcus Boulevard on the west and the north-south driveway on the east. A les~ prominent tower is shown above the building entrance along the east-west drive. 6 q J t5è? I \ \ These elements are topped by a hip roof structure and an arched window on the top level reflecting the concrete/plaster archways around the building base. Both east and west facades of the building are designed with a pedestrian entry portal to the podium level featuring wide staircases, These staircase portals are identified with extended stone veneer and a flat heavy capital which create a visual link with those buildings on surrounding and adjacent properties. A distinctive towcr element has been placed at the corner of Dublin Boulevard and DeMarcus Boulevard which conforms to the corner cut-off angle and is capped with a hexagonal hip roof. The top level of this tower is embellished with architectural detailing and a similar arched window. The Townhouse structure also features two hipped-roof tower elements located above the stairwells and extending above a series of hip roof elements. Balconies and ground level stoops are protected by decorative metal railing. The entries to the residential stoop units are covered by second floor balconies and further enhanced with ornamental railings and decorative light fixtures, as well as direct access to the sidewalks discussed above. In addition to the building lobbies, the larger condominium structure makes three recreation rooms available on the ground floor and several enclosed storage areas accessible from the ground level of garage. The podium-level courtyard, oriented inward as passive open space, is integrated into the project with patterned walkways, landscaping, and open space. In keeping with tlùs turn from the urban streetscape, the podium level features two water elements, on opposite sides as mirror images of each other. The water source is provided by a sculpted pillar. A low waterfall spills into a raised stream-like trough that mcanders to a fountain basin where it drains. The trough is decorative concrete with a cobblestone cap, and is used to separate raised planter and grassy areas from pedestrian walkways delineated with accent pavmg. Landscaping and Fencing." The overall landscape program for Transit Center Site B-1 wili serve to visually enhance the buildings and provide the residents with landscaped open space and amenities; it will be consistent and compatible with the high quality landscape environments created on similar projects in Dublin. ]n accordance with the Site Development Review Ordinance, the Applicant has provided a conceptual landscape plan. The schematic plan identifies landscaped areas within the building setbacks and ground level parking areas. Plantings, hardscape, and streetscape improvements along the perimeter and abutting right-of-way for Dublin Boulevard, DeMarcus Boulevard, and the Village Green are shown in accordance with the streetscape design standards adopted for the Dublin Transit Center. The proposed plant palette has been reviewed by the City's landscape architect for consistency with plant materials and climatic compatibility with the conditions in Dublin. Oue to its use as a major traffic thoroughfare, the Dublin Boulevard frontage has been limited to one pedestrian access point. The DeMarcus frontage is pedestrian oriented in terms of landscaping, street parking (stoop units), and paving materials that are both decorative and functional. Setback and podium landscaping is discussed abovc under the Site Plan. First-level security is implied through low-height metal gates or pickets that must be opened for access to areas such as front stoops, pedestrian portals, and podium-level patios. On-site security gates and walls carry through the stone material and metal gate eiements featured on the building. Stairway corridors are proposed to use security doors with access limited to residents and guests. A pedcstrian-Ievellandmark for this project has been created by an archway of stone with a tile roof cap at both the north and south ends of the north-south driveway. This distinct feature would identity the 7 q5lJ)~ ¡II pedestrian connector routes. Enhanced accent paving and tree wcns are proposed for the easl'Vvest driveway as well as the podium level of the main structure. Sound Attenuation: A mitigation measure contained in the Environmental Impact Report for the Dublin Transit Center requires site-specific acoustic reports to be prepared by qualified acoustical consultants. The report must include detailed identification of noise exposure levels on the individual project site and a listing of specific measures to reduce both interior and exterior noise levels to normally acceptable levels including but not limited to glazing and ventilation systems, construction of noise barriers and use of buildings to shield noisc. As this project abuts Dublin Boulevard, a sound study will be required for compliance with the mitigation measure, and the project has been conditioned to reflect this requirement. Generally, normal residcntial construction with upgraded windows can adequately attenuate vehicular noise for interior space. However, cxtcrior open space areas require special considerations when attenuation is necessary. It is anticipated that several of the balconies facing Dublin Boulevard will require attenuation. The normal method of accomplishing this requirement is with the use of Plexiglas or tempered glass panels. The Plexiglas or tempered glass panels allow for the residents views to be uninterrupted and provides windows with a standard appearance from off site. Affordability: The Dublin Transit Center Master Development Agreement betwecn the City and the Alamcda County Surplus Property Authority, approved by the City Council in May of 2003, set forth the affordability reluirements for the Transit Cenkr project area. In accordance with the terms of the Master Development Agreement, the Applicant would providc 10% (26 of the 257 units) as affordable to moderate income households as designated on thc plans. All but one of the required 26 units is within the main structure with one of the one-bedroom, ground level townhouse units also designated as affordable. Twelve of the 15 stoop units abutting thc parking structure represent a portion of the required affordable units with the other 13 affordable units are distributed as 12 2-bedroom flats and an additional one-bedroom unit. The Master Development Agreement also says that the Developer shall enter into an affordable housing agreement, as required by the City's Inelusionary Zoning Ordinance, for each project within the Dublin Transit Center. This document/agreement will be handled as a separate itcm and will not be addressed by this staff report. Stage 2 Planned Development Zoning A Stage 1 Planned Development Zoning was adopted by thc City Council for all of the Dublin Transit Center in December 2002 and established: I) the permitted, conditionally permitted, and accessory land uses; 2) site areas and proposed densities; 3) maximum number of residential units; and 3) a Master Landscaping Plan. The Stage I Plan Development Zorung designated the land use for Site B as high density residential with some ancillary local·serving commercial uses. Residential density is allowed at a maximum of 70 units per net acre and building height was estab1ishcd at a maximum of five stories over parking. In consideration for the opportunities presented by the adjacent DublinlPleasanton Bay Area Rapid Transit (BART) Station, the required over all parking standard is a minimum of 1.5 spaces per residential unit. No commercial uses are proposed on Site B- I. Stage 2 Planned Development Zoning standards have been formulated for Transit Center Site B-1 in keeping with the Stage I standards stated above. The proposed Site Development Plan is reflective of the proposed Stage 2 standards in terms of lot area, lot dimensions, lot coverage, type and number of units, location and number of parking spaces, setbacks, architecture, and affordable housing. 8 q/.Q rJö II \ The proposed development of Site B-1 complies with the Stage 1 Planned Development Zoning for the Dublin Transit Center and is compatible with the Dublin Transit Centcr land use concept to maximize transit opportunities within 1/3-mile ofthc of the adjacent BART Station, Subdivision Map As stated above, condominium ownership allows Lot I of Parcel Map 7525 to be developed as one legal 10l with commonly owned structures and the sale of exclusive air space corresponding to each unit. All 257 units would be included under one association governed by Conditions, Covenants and Restrictions (CC&Rs)_ The proposed condominium subdivision would be compatible with the General Plan, the Eastern Dublin Specific Plan, and the Stage I Development approved for the Dublin Transit Center. Following Ùle approval of the Stage 2 Development Plan, the proposed condominium subdivision would be consistent with the zoning. ENVIRONMENTAL REVIEW: Pursuant to the California Environmental Quality Act, Staff recommends that the proposed 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 for the Dublin Transit Center General Plan Amendment, Eastcrn Dublin Specific Plan Amendment, Stage I Planned Development Zoning, Tentativc 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 Environmental Impact Report. NOTICING: In accordance with State law, a public notice was mailed to aU property owners and occupants within 300 feet of the proposed project site to advertise the project and the public hearing scheduled for October 26, 2004. The public notice also was published in the Vaney Times and posted at several locations throughout the City. During review of this project, Phil Erickson of Community design + Architecture and his staff met with Planning Staff several times to discuss and review the plans submitted. Their firm was contracted by East Bay Community Foundation through the Livable Communities Initiative to prepare "Transit Oriented Design Guidelines for the Dublin Transit Center." Initial design consideration was givcn to the Guidelines and through review with Mr. Erickson and his Staff, recommendations were incorporated into this project. CONCLUSION: This application has been reviewed by applicable City departments and agencies and their comments have been incorporated into the Site Dcvelopment Review and Stage 2 Planned Development Rezoning,. The proposed project represents an appropriate project for the site and is consistent with the Dublin General Plan, Eastcrn Dublin Specific Plan, and the StaGe I Planned Development Zoning for the Dublin Transit Center. RECOMMENDATION: Staff recommends that the Planning Commission open the Public Hearing and receivc Staffs presentation; take testimony from the Applicant and the Public; question Staff, the Applicant, and the Public; close thc Public Hcaring and deliberate; Adopt Resulution (Attachment I) recommending City Council approval of 9 Q7Óh \ \ \ PA 03-058 Dublin Transit Center Site B-1, Elan at Dublin Station, Stage 2 Planned DevelopmenI-zoning, with Development Plan attached as Exhibit A; Adopt Resolution (Attachment 2) referring decision m¡,¡king authority aI1d recommending City Council approval of P A 03-058 Dublin Transit Center Site B-1, Elan at Dublin Station Site Development Review. 10 GENERAL INFORMATION: APPLICANT: PROPERTY OWNER: LOCATION: ASSESSORS PARCEL NUMBER: EXISTING ZONING: GENERAL PLAN DESIGNATION: SPECIFIC PLAN DESIGNATION: D, R. Horton, Inc. Western Pacific Housing - San Diego Division 5790 Fleet Street, Suite 210 Carlsbad, CA 92008 Alameda County Surplus Property Authority 224 West Winton Avenue, Room 110 Hayward, CA 94544 Stuart Cook/Pat Cashman Qß{i6 1\ \ Southeast comer of Dublin Boulevard and DeMarcus Bou1evard Lot I of Parcel Map 7525 a portion of 986-000 1-0 1 1-00 PD, Planned Development (PA 00-013) High Density Residential Eastern Dublin Specific Plan, High Density Residential II Planning Commission Minutes qq t?) III CALL TO ORDER A regular meeting of the City of Dublin Planning Corrunission was held on Tuesday, November 9, 2004, in the Council Chambers located at 100 Civic Plaza. Chair Fasulkey called the meeting to order at 7;00 p.m. ROLL CALL Present: Commissioners Fasulkey, Nassar, King, and Machtmes; Jeri Ram, Planning Manager; Kristi Bascom, Associate Planner; Michael Porto, Plamling Consultant; Mamie Nuccio, Assistant Planner; and Maria Carrasco, Recording Secretary_ Absent: Cm. Jennings ADDITIONS OR REVISIONS TO THE AGENDA - None MINUTES OF PREVIOUS MEETINGS - October 26, 2004 were approved as submitted. ORAL COMMUNICATION -None WRITTEN COMMUNICATIONS - None PUBLIC HEARINGS 8.1 PA 02-030 Site Development Review (SDR) for the East County Hall of Justice (Alameda County Courthouse) The proposed proj1Xt consists of a 208,408 square foot building comprised of courtrooms, offices, and associated facilities on 21.77 acres located on the north side of Gleason Drive between Madigan and Arnold Drives. The project is subject to the City's Site Development Review (SDR) Ordinance. Cm. Fasulkey upened the public hearing and asked for the staff report. Kristi Bascom, Associate Planner advised the Commission that in July 2003, Alameda County submitted a proposal to the City of Dublin for Site Development Review of a proposed courthouse facility on County-owned land north of Gleason Drive. The East County Hall of Justice is proposed as a 208,408 square fool building comprised of courtrooms, offices, and associated facilities. The project area is 21,77 acres and is located on the north side of Gleasnn Drive between Madigan and Arnold, whcre an East County Government Center has been planned fDr several years. Under the 1993 Annexation Agreement between the City of Dublin and the CDunty of Alameda, the City has the right to perform design review on any prujects proposed Dn the County Government Center property. Therefore, although t}ùs project is not subject to the normal development standards or land use cnntrols that would be applicable to a private project, the project is subject to the City of Dublin's Site Development Review regulations. The County of Alameda has been plarming the construction of a new courthouse facility and a separate juvenile justice facility in Alameda Courtty for several years. The County has studied various alternative locations for the two facilities, and two sites in Dublin were being considered for th.eir USf'. A joint Environmental Impact Report/Environmental Impact Statemenl (EIR/EIS) was written which examined the potentiai environmcrttal impacts for development on all of the sites throughout the County. œ(dN rdll.!J Commis!;¡cJn (R¥iJu.fot ~.WlXtitlH ]69 W/)'tlcm.6tr 9, 2(104 ATTACHMENT '7 /00°0 III At their me~ting on May 6, 2003, the Alameda County Buard of Supervisors certified the EIR(EIS for the County's Juvenile Justice Facility and East County Hall of Justice and self'cted the preferred alternatives for both of thesf' facilities. On July 7, 2003 the County submitted their application to the City for Site Development Revi<:-w for the Courthouse project, proposing the 208,408 square foot County Courthouse building on the County- owned site on Gleason Drive_ Staff reviewed the original application and identified several issues of concern, including the proposed building h<:-ight of over 102 feet, architectural incompatibility with surrounding buildings, and difficult circulation of vehicles and pedestrians on and off the site. On November 23, 2003, the Planning COIDllÚssiun and City Council held a joint study session to review the proposed project and to provide individual feedback to the County on the building and site design. The City of Dublin's Planning Cummissioners and Council Member's reiterated Staffs concerns about the building architecture and height. Folluwing the joint study session, which provided valuable input tu the County on the City's concerns, City Staff met nuIm'rous times with the County elected officials, Staff, and the County's architects and consultants to cume to agreement on modifications to the plans to address the pertinent design issues. Originally, the 22-acre courthouse site was on the easternmost purtion of the greater 40-acre site. The County has sinn' pushed the site further to the west so that the building would be the greatest distance away from the residential neighborhood. Also, the County has worked to reconfigure the main entrance drive to the site as wen ¡IS improve internal vehicular and pedestrian circulation. There are three public entrances to th<:- facility, all off Gleason Drive. The main entrance is aligned with Hacienda Driv<:-, so those visiting the site will drive through the Hacif'nda(Gleason intersection and directly into the courthouse parking lot. This will be the main point of aCcess for must visitors. There are two other driveways, one at the eastern-most portion of the site and one at the western-most portion, both of which arc right turn in, right turn out driveways. The courthouse building is four stories tall with an additional basement-level floor that sits partially below ground. The building is mal'~ed into four portioru;, il1e1uding a two-story main el1try wing 011 the eastern portion of the building, a three-story office portion, a four-story glass atrium that joins the o£tice and courthouse wings, and the four-st"ry courthouse portion. The East County Hall of Justice includes 13 courtrooms and their support agencies, il1c1uding court administration and jury services, a cafeteria, family and ,hildren s servic,,~, district attorney, and publi, defender, among others, The project, as proposed and as conditioned, will not adversdy affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and general welfare. In addition, the approved ~it" development, including site layout, ~"tructure~, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements, have been designed to provide a desirable environment for the development. In all, the County has made substantial design modifications to the building and site to ensure that the City's initial concerns about the project were addressed. The resulting project is a building and sitc that fits well with other civic buildings in Dublin and has the potential to be an asset to the community. Although the hearing jurisdiction for the project is recommended to be transferred to the City Council, Staff is requesting that the Planning Commission recommend approval of the project to the City Council and provide comments regarding the project for the City Council's consideration. Staff will include the Planning Commission comments in the City Council Staff Report and will also offer the comments to the City Council as part of the project presentation. Ms. Bascom explained that there WaS a slight change to Condition #8, which "tates that Staff or the Community Devdopment Director can review any changes to the project plans that are minor in scope. The County did ask that if the project needs tu be downsized ,P!dIl7rÙif/ ('Offtttli.:J.}^/Ún 'R,¡:JJulàr ~#.w;·f,itl.µ 170 ,1,ì\,ri.Jf1f!m.6" 9, 2004 in any way that it could be done at Staff level. availaÞle for questions. /01 ðÒ II \ Ms. Bascom conduded her presentation and was Cm. Fasulkey asked if there were any questions of staff; hearing none he asked if the applicant was available DOIUla Linton, Assistant County Administrator stated that they are pleased to be nearing the final stages of the project. She explained that this is a priority court project that was identified in the Iatc 1990's. Currently the court facility in this ¡nea is in a leased office building in Pleasanton, which has served the needs for a number of years, but is inadequate for future growth. The proposed project is in total conformity with State standards for courthouse construction. It will be a state of the art facility that will house civil, family law, traffic and criminal courts. It will contain all the security measures appropriate for a court facility. In addition it will have office space that will house the District Attorney, Public Defender as well as probation staff. It will also have the COUDIy government center that will allow greater serviccs such as obtairling marriage 1iccDses, paying properly taxes as well as the County Supervisor' 5 office_ She stated that they appreciate all the time the City Staff has put into the project. Judge Sheppard stated that their court system needs help_ He stated that there is a shortage of courtrooms and many of the existing courtrooms should be taken out of service because of their deteriorating status. Their demographic study shows that the population of the County is 1,500,000 and by 2022 it will be a 1,800,000. A majority of the 3oo,()()O-person increase will be in the Tri-Valley area, They plan to close the courthouse on Stoneridge Drive in Pleasanton. The new facility will be a state of the art facility and a benefit to the entire region. Many of the jurors will not have to travel to Oakland and Hayward anymore. It will also be a benefit to the litig"nts and attorney. that have to try any type of civil case. There will be less transportation costs for the sheriffs and less travel time for the local police departments_ He respectively asked that the Commission approvtJ the application. Cm. Machtmes asked Judge Sheppard how he felt about the ouitability with the building after the redesign. Judge Sheppard stated the interior usage is almost precisely the same with slight modifications but nothing that would mterfere with the operation of the court. Judge Scott stated it is an attractive building and that it will be a significant asset to the County for this area. It will offer a lot of services to the community. If a resident has to go to court as a client, juror, witness or any other type of matter needed, they can do it in their community. It will also make a signific:ant cost difference for clients because of less travel time. Michael Kyle staled he practices law in Pleasanton. He stated he strongly supports the project. He asked for the Planning Commission to review the project with a regional approach rather than a City approach. This area deserves this courthouse. He urged the Planning Commission to support the project. Cm. Fasulkey closed the public hearing. Cm. Machtmes asked if the reduction in height came from moving some of the mechanical off the roof. He asked if there was any other reason for the height reduction. Ms. Bascom said that was the bulk of it. ¡P(¡J.rwitI.IJ C{)mm~'ji()rl ,t.(¡jl1ldl' ~\{eclitlH 171 ~lI,{"/)i(l{';rnt;er 9, 2004 W2.ð'Q111 Cm. King said h" likes it. It is consistent with the plan the City has for that area. It has very attractive architectural ami visual elements. He asked about the texture of the ground within the circular plaza. Ms. Bascom said Staff does not have that level of detail yet. Cm. King encouraged the applicant to do something interesting with the pedeshian area. Cm, Fasulkey asked for a motion. On motion by Cm.King, seconded by Cm. Nassar, by a vote of 4-0-1 with em. Jennings absent, the Planning Commission unanimously adoptcd RESOLUTION NO. 04 - 62 A RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL CERTIFY THAT IT REVIEWED AND CONSIDERED THE FIN AL ENVIRONMENTAL IMPACT REPORTjENVIRONMENT AL IMPACT STATEMENT (EIRfEIS) FOR THE JUVENILE JUSTICE FACILITY AND EAST COUNTY HALL OF JUSTICE DATED APRIL 2003 PA 02-030 RESOLUTION NO. 04-63 A RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING APPROVAL Of P A 02-030, A SITE DEVELOPMENT REVIEW (SDR) APPLICATION TO CONSTRUCT A 208,408 SQUARE FOOT BUILDING COMPRISED OF COURTROOMS, OFFICES, AND ASSOCIATED FACILITIES ON 21.77 ACRES LOCATED ON THE NORTH SIDE OF GLEASON DRIVE BETWEEN MADIGAN AND ARNOLD DRIVES, AND TRANSFERRING ORIGINAL HEARING JURISDICTION TO THE CITY COUNCIL 8.2 P A 03-058 Stage 2 Planned Development Rezoning,. V esting Tentative Tract Map 7525 and Site Development Review fot Dublin Transit Center Site B-2 (Avalon Bay Communities) Avalon Bay Communities is proposing to c<Jnstruct a multifamily residential apartment community of 305 units and 12,750 square feet of ground floor retail on 3.57 net acres of land within the Dublin Transit Center project on a portion of Site B (referred to as Site B-2). Cm. Fasulkey opened the public hearing and asked for the staff report. Mamie Nuccio, Assistant Planner presented th~ staff report and advised the Planning Conunission that in December 2002, the City Council approved a General Planl Eastern Dublin Specific Plan Amendment, a Stage 1 Plann"d Development Zoning; and Tentative Parcel Map 7892 for the Dublin Transit Center, located between the Iron Horse Trail to the West, Dublin Boulevard to the North, Arnold Road to the east. The Dublin Transit Center project area includcs the future development of 1,500 residential units on Sites A Band C; 2 million square feet of campus office on Sites D and E; and 70,000 square feet of ancillary rch\il uses to be dispersed between Sites B-E. Opcn space will be provided by a 12.20 gross acre park, located on Site F and a 1-acre Village Green located between Sites Band C The Transit Center project 'P/iL" "i;~iJ (fJrttmÙ:;ÙJtJ ':Rt$f/..dar :M.~CWtil ]72 !Mx!em&r 9¡ 2(1)-1 103 0-6 ill area also includes 8.65 gross acres of public/semi-public uses including the future BART parking garage, PG & E substation, and surface BART parking. The proposed Project, Dublin Transit Center Site B-2, includes a Stage 2 Planned Development Rezoning, a Vesting Tentative Tract Map, and Site Development Review for the construction of a 30S-unit apartment corrununity On approximately one-half of Site B; the remainder of Site B is planned to be developed with 257 condominium units by D.R Horton. The approved Stage 1 Planned Development Zoning for Site B allows for a maximum of 565 high-density residential units to be constructed on the site. Together, Avalon Bay and D.R. Horton propose to construct 562 units. Ms. Nucçio discussed the site plan, circulation, and architectural details. She stated that the applicable City departmenLs have reviewed this application and their comments have been incorporated into the Project and the recorrunended conditions of Project approval. The proposed Project Ìs consistent with the Dublin General Plan and Eastern Dublin Specific Plan, and the Stage 1 Planned Development Zoning for the Dublin Transit Center and represents an appropriate project for the site, Staff recommends that the Planning Commission: Adopt a Resolution recommending City Council approval of PA 03-058 Dublin Transit Center Site B-2, Avalon Bay Corrununities, Stage 2 Planned Development Rezoning, with Development Plan attached as Exhibit A, Adopt Resolution approving PA 03~058 Dublin Transit Center Site B Vesting Tentative Tract Map 7525, and Adopt Resolution referring decision making authority and recorrunending City Council approval of PA 03-058 Dublin Transit Center Site B-2, Avalon Bay Communities, Site Development Review, with draft City Council Resolution attached as Exhibit A. She concluded her presentation. Cm. Machtmes asked where the future retail development would be located for this project as well as the overall area. Ms. Nuccio stated the retail would line both sides of Iron Horse from Dublin Boulevard south towards the Dublin BART Station. She showed the area on a PowerPoint slide. Cm. Machtmes asked the approximate square footage of the retail, Ms. Nuccio said approximately 70,000 sq. ft. Cm. Nassar asked about the parking for the project. Ms. Nuccio said there are 562 units combined for Site Bl and B2. Th~re are 305 units within Site B2. The parking requirement for Site B2 is 458 and they are providing over 500 parking stalls. Cm. Nassar asked if Staff was comfortabJe with the parking. Ms. NucÓo r"sponded yes. Nathan Hong, Sr. Development Director with Avalon Bay stated that Avalon Bay is a real est..te company that operates on the west and east coast. They own and operate approximately 35 different çommunities here in the Bay Area. They ¡n-e very excited about the project and being part of the vision of the master plan. He stated that the architect is also available for questions. Cm. King asked how the project would look from Dublin Blvd. Mr. Hong said the architect would be better to address that question. ~frLl.ll-nÙJIi CotnmÜ.r{t.t11 'i'{ffJu[à,. ~:Wl::i'~irll' 173 ~?{01ttm6er 9. 2(W4 IO~ IJb 1\\ Cm. King "aid thc«' aTe two major areas in Duhlin, west and east. He stated that he has concerns that the developmenl5 will create a tuwel effect. How will it look driving down Dublin Blvd? He said that to avoid that tunnel effect there needs to b~ some elements so it is not just a connector from the west to !he east. He ask~d if there would be any entrances from Dublin Blvd. Heather Mertes, GGLO - project architect, said the Dublin Boulevard elevation~ would have 2 small courtyards. Cm. King asked the size of the courtyards. Ms. Mertes said she does not have the square footage. The larger one would be the si"" of the Council Chambers. Cm. King asked if there is a sound wall. Ms. Mertes said thcre is a low wall approximately 2 )/, to 3 feet tall made out of stone. Cm. King asked if !he structures would have entrances from the first floor. Ms. Mertes said yes off of the courtyard. Pat Cashman, Alameda County Surplus Property Authority stated he came to support the project. He commented that what is gratifying is that the Applicant and Planning Staff were able to implement the plans that the Planning Commission adopted for the Transit Center a year ago. The retail is going to work very well and the treatments of the street frontages. Both Applicants went out of their way to makc thcse projects street and sidewalk friendly. He stated they are very pleased with both of the projects and will accomplish what was 5"t out a year ago when it was adopted, Cm. Fasulk"y closI>d !hI> public hearing_ Cm. Machhnes asked for clarification on the retail portion. Ms. Nucdo said the Stage 1 Zoning allowed for up to 15,000 sq. ft. of retail space. They are a little shy of 15,000 sq. ft. Cm. Machtmes stated that he would like to see a significant amount of retail together to have a village atmosphere. From a quantity standpoint, of the 15,000 sq. ft. - 2,600 is going towards the leasing office. He stated that there is nO incentive for people to drive down Dublin Boulevard and frequent the retail area. Cm, King asked Cm. Machtmes if he wanted the retail to cxtend to the comer. Cm, Machtrnes statcd that ideally it should come down to the corner, Cm. Nassar asked Staff when construction would approximately start. Ms. Nuccio said she would have to refer that question to the Applicant. Cm. Nassar asked thl> rational of referring the Site Development Review approval to the City Council. <J'f'àtlI1Ù'1l Cmllnti.'Jsi(lrf L~fi!UJdf :..'rfect.Üt,q 174 Wewem6er fJ, 200,! /05o-Ò II I Ms. Nuccio stated Staff would like to take the project, as one whole package and if changes needed to be made it would not require commg back before the Planning Commission. Cm. Fasulkey reopened the public hearing. Mr. Hong spoke to clarify the 15,000 sq. ft. of retail; there is 12,500 sq. ft. of retail and 2,500 sq. ft. for the leasing office. They thought it was more appropriate to concentrate the retail and have it more functional and near the ViJlage Green. He explained that the parcel next to this project will also have rdail and combined that will create a larger retail area. Cm. Fasulkey asked Mr. Hong if the retail could be bwught up to the corner. Mr. Hong said it would affect some of the units and would require redesign. Some of the retail units would be less marketable which could be problematic. They have worked with a brokerage firm and received guidance from them on the design to make sure the project is a success Cm. Fasulkey asked if they are trying to appeal to pedestrian proximity to the Village Green area. Mr. Hong said that Dublin Boulevard is a fairly fast street and given the angle of that street and the destination is to go down to the future Martinelli Drive and the BART Station. Cm. Machhnes asked if the driving force behind shifting the retail to make it less deep is the restriction of the 15,000 sq. ft. limitation. He asked, if the limitation were not there, would they still be advocating from a design standpoint or a financial standpoint that it remain this way, Mr. Hong said they are very comfortable on how it is currently designed. It is only one clement of the entire puzzle with Parcel E, C, and D. Parcel C is closer to the BART Station and envision that being much more retail oriented. Mr, Cashman stated they assigned in the Master Plan 15,000 sq. ft. for this site un purpose. They held the amount of retail back because from a market and development point of view they could not create 50,000 or 100,000 sq. ft. of retail in the first project. This is the first piece and the way they have addressed the retail it will be a dynamite little retail area. He stated that with the Ikea project, Martinelli Drive is the retail street, not Dublin Boulevard. Martinelli Drive will have a million sq. ft. of retail. Such as Hacienda Crossings activities arc internal. This project will organize itself around Martinelli Drive, Until three or four of the blocks are developed, it wilJ not be a dynamic retail environment. In its early stages it will serve the residential tenants living there. Jt has been a difficult issue to solve, Cm. Nassar asked why it has been difficult to solve. Mr. Cashman stated that they felt it was more important for the retail be part of the open space, pedestrian environment rather than the Dublin Boulevard drive by approach, Cm. Machtmes stated that he has a problem with how Hacienda Crossings has its back to Dublin Boulevard. He is also concerned with how it looks from Dublin Boulevard. The intent of bringing the retail up to the corner is to not have the same look of Hacienda Crossings. .pf."J.J1 rrÙltJ (ommis,ír(Jr 1t.muJar ~\{I!(.'tÙlil 175 W""""'.... 9, 20W Tom Sheldon, GGLO Architects addressed some of the çoncerns raised by the Planni~~ ~~SS~l~~. He explained that retail is a very finicky issue. If it is in the wrong spot it will not work. There are two different types of retaiJ; there are small neighbQrhood retail and regional retail. Regiorml retail needs to be on major streets, needs signage, and needs the drive bys. This is small neighborhood retail, coftee shops and pedestrian oriented. They decided to concentrate it by the Village Green with space for outdoor dining. Retail also relies on two things, pedestrians and parking. Larger retail relies on large parking lots. Along Dublin Boulevard there is not the opporhmity for a parking lot_ They did give it some thought but decided to give it smaller neighborhood retail. Cm. Machtmcs asked jf it was inçonsistent with it running up to Dublin Boulevard. Couldn't there be sma It neighborhood retail up to Dublin Boulevard. Mr_ Sheldon slated that generally the further it goes north the harsher it would get. The traffic is fast moving and there is no parking along Dublin Boulevard. It becomes a harsh environment for that interaction with pedestrians. He addressed the issue of it backing Dublin Boulevard and explained that they created little pockets with the courtyard area that breaks up the building and added some interest to it, Cm. King stated he is struggling with whether to abandon Dublin Boulevard and make it a turmeJ. He stated that he doc., like the village C(JIlC"pt. He asked if there was a sidewalk to Dublin Boulevard. Mr. Sheldon responded yes. Cm. King asked what it was going to be made of. Mr. Sheldon stated cement with masonry pavers, which are consistent with the original master plan. Crn. King asked about the 2-V2 fool low wall. Mr. Sheldon stated the wall would break up and integrate into t.1-¡~ building. There are small pedestrian gates as well to access the courtyards from Dublin Boulevard. Cm, Fasulkey asked if anyone else wished to address the Planning Commission; hearing none he closed the public hearing. Cm. King would like to know what the theory of Dublin Boulevard is supposed to be. Ms. Ram explained that Dublin Boulevard is considered the single most reliever street for 1-580 in terms of traffic flow. It has never been intended to be a warm and fuzzy street. Itis intended to move traffic. When a developer comes into the City and knows the level of service and carrying capacity of what Dublin Boulevard is supposed to be they are faced with the task doing what this developer has done by creating corridors and punch out areas where there is some interface on Dublin Boulevard. I t is a challenge. One of the things that Planners have to be careful of is to not have too many doors on Dublin Boulevard. mat kind of situation could that be with someone walking out their front door onto Dublin Boulevard? Crn. King stated he understands that and sees the point. If the premise is just to move traffic than this concept is the best it can be_ Cm. Fasulkey stated what could be done better with it. In a perfect world Dublin Boulevard would be a greenbelt. From a regional transportation plarming perspective it is ¡m alternative to the freeway. F'f"li.ttuilt,J (\'mm'U.'iiM rR..~tJ:I(at' ~,\1I1e/.["IIH 176 !Nof.'ember' 9. 2M1 }Dí cD II I Cm. King stated that leaving the west side of town and drivinr; to the east feels like two different cities. Cm. Fasulkey stated the opposite side of the street is designated for a park Ms. Ram stated that has not b..en planned yet, which is a small piece. The alternatives being developed for Camp Parks shows the activity shown within the area but not the outskirts of it. The warm and fuzzy areas are not on Dublin Boulevard. Cm. King said it could be warm and fuzzy without slowing the traffic down. He wants to avoid that tunnel feeling, but maybe this is the best compromise that can be reached. He is inclined to approve with the recommendation to the City Council that they consider any other reasonable options to avoid U,e tunnel effect. Cm. Mach lines said he has one other concern, which is a personal matter of taste around the architecture. He stated that it does not evoke Spanish ardritecture and reminds him of the Waterford apartments, which he believes are already dated. The color scheme jumps out. The different elevations are a decent attempt to provide some kind of relief to having the monolithidaçade along Dublin Boulevard but could have been done better. He is still in favor of having it come down to Dublin Boulevard and if needed exp¡md the "mount of retail for that area. Cm. Nassar asked for the sCheduled construction date. Mr. Hong stated the summer to fall of next year (2005). Cm. Fasulkey asked for a motion. Cm. King made d motion. Cm. MachtmE'_' stated that he doE's want to move this to City Council but he dops not want to approve a resolution saying that he approves this project as presented. If they were not referring the project to City Council he would vote against it. Cm. Fasulkey stated they are not approving the project in total; they are approving it with some suggestions for further consideration by the City CounciL Ms. Ran, sta[cd that the staff report would reflect that it was moved forward for their consideration. If the Plarming Commission is not comfortable with that, the item could be continued to allow Staff to work with the Applicant to address some of the issues. Cm. Machtmes asked if it was the City Council's direction to forward it to them or was it Staff s initiative. Ms. Ram stated it is Staff s initiative because the T ransi t Center is a high priority City Council item. Also because the PO Rezone is going to the City Council and often what happens is they want to change something on the Site Development Review and they can't because the Plarming Commission has approved it. If you are not comfortable with it, it could be continued. On motion by Cm. King, seconded by Cm. Nassar, by a vote of 4-0-1 with Cm. Jermings absent, and with concerns identified above, the Planning Commission unanimously adopted rprllt/tÙtlJ ('ommú.s'o'll (/{ft/u[ar t.\18t'tJ-rIH 177 ~¡V'ov",,6...q, 2()().¡ 10'6 06 I RESOLUTION NO. 04-64 A RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING CITY COUNCIL ADOPTION OF STAGE 2 PLANNED DEVELOPMENT ZONING FOR I) A 03-058 DUBLIN TRANSIT CENTER SITE B-2 (AVALON BAY COMMUNITIES) LOCATED AT ruE SOUTHWEST CORNER OF DUBLIN BOULEVARD AND IRON HORSE PARKWAY (APN 986-0001.011-00) RESOLUTION NO. 04· 65 A RESOLUTION OF THE PLANNING COMMISSION APPROVING VESTING TENTATIVE TRACT MAP 7525 CONCERNING P A 03-058, DUBLIN TRANSIT CENTER SITE B iAPN 986-0001-011-00) RESOLUTION NO. 04-66 A RESOLUTION OF THE PLANNING COMMISSION REFERRING DECISION MAKING AUTHORITY AND RECOMMENDING CITY COUNCIL APPROVAL OF SITE DEVELOPMENT REVIEW FOR P A 03-058 DUBLIN TRANSIT CENTER SITE B-2 (AVALON BAY COMMUNITIES) LOCATED AT THE SOUTHWEST CORNER OF DUBLIN BOULEV ARD AND IRON HORSE PARKWAY (APN 986-0001-011-00) 8.3 P A 03-058 Stage 2 Planned Development Rezoning and Site Development Review for Dublin Transit Center Site B-1 (D.R. Horton, Inc.) D.R. Horton (Westem Pacific Housing) is proposing to construct a multi-family residential condominium community of 257 units on approximately 3_13 net acres of land within the Dublin Transit Center project on a portion of Site B (referred to as Site B·1), The project is lucated on the southeast comer of Dublin Boulevard and DeMarcus Boulevard_ Cm. Fasulkey opened the public hearing and asked for the staff repurt. Michael Purto, Planning Consultant advised the commission that the proposed project fur Dublin Transit C,>nter Si!c B-1, named by the developer as Elan at Dublin Station, is part of an 8.84-nct acre area designated as Site B with the initial Transit Center approval. Site B is bound by Dublin Boulevard on the north, the Village Green on the south, DeMarcus Boulevard On the west, and Iron Horse PaIkway on the e¡¡st. The Stage 1 Planned Development Zoning identified Site B with a maximum density of 70 units per acre (or ¡¡ maximum of 565 residential units) for the site. Site B-1, located along the westerly side of Site B adjacent to DeMarcus Boulevard, is separated from Site B-2 by a north-south private access street or driveway located rnid-way between DeMarcus Boulevard and Iron Horse Parkway. Site B·1 is proposed to be developed with two multi-story structures housing 257 for-sale units in the form of 231 condominium flats or multi-level walk-ups in one building. The second building is 1}.'I(U.til1illtf {"omm.ìSÙm fN..'·Û1dl1't ~\1.e~,tirIH 178 _WQ-r!t'~6e".9, '20/.)4 /Oq ó)." I I proposed for 26 multi-level townhouse condominiums. The planning actions currently requestéd include a Stage 2 Planned Development Rezoning and Site Development Review. Site B-1 will be created by from Vesting Tentative Parcel Map No. 7525 recently proposed with the Stag.. 2 Planned Development Remning and Site Development Plan for Site B-2. The Site Development Review for Site B-1 is subje<:t to review by the Planning Commission, which would also review the proposed subdivision for condominium purposes (as a part of the Farce! Map being processed with the Avalon bay project), and make a reconunendation to the City COW1cil on the Stage 2 Plarmed Development Rezoning. The Stage 2 Plarmed Development Zoning requires adoption of arI Ordinance and two public hearings before the City Council. City Counçil approval of the Site Development Review for Site B-1 typically approved by the Plarming Commission would be based on approval of the Stage 2 ('¡anned Development. The final subdivision m¡¡p is subject to State and Local Subdivision Regubtions, including approval by the City Engineer Mr. Porto discussed the site plan, architectural style, floor plans, access and circulation. He stated that applicable City departments have reviewed this application arid agencies and theiT comments have been incorpomted into the Site Development Review and Stage 2 Planned Developmcnt Rezoning. The proposed proje<:t represents an appropriate project for the site arid is consistent with the Dublin General Plan, Eastern Dublin Specific Plan, and the Stage 1 Planned Development Zoning for the Dublin Transit Center. Staff TL'wmmends th¡¡t the Planning Commission Adopt Resolution (Attachment 1) recommending City COW1cil approv¡¡1 of P A 03-058 Dublin Trarlsit Center Site B-1, ElarI at Dublin Station, Stage 2 Plarmed Development Zoning, with Development Plan attached as Exhibit A; Adopt Resolution (Attachment 2) referring decision making authority and recommending City Council approval of PA 03-058 Dublin Transit Center Site B-1, Elan at Dublin Station Site Dcvclopment Review. Mr. Porto concluded his presentation. Cm. King asked ii this project goes from the north south driveway to DeMarcus. Mr. Porto responded yes. Cm. King asked the length that front along Dublin Boulevard. Mr. Porto responded :'.12 f""t. Cm. King asked what that is in car lengths. Mr. Porto said approximately 15-16 cars. Cm. Nassar asked if there is a height diiferel1ce between this project and AvaJon Bay. Mr. Porto said yes but there will be architectural consistency. Cm, King asked ii the project would also have a 2-'/2 {out low wall Mr. Porto said yes. It is a unifying dement that ties the whole frontage of Dublin Boulevard together. Cm. King asked if each unit has an entry gate. Mr. Porto said each courtyard has a gate <lnd showed Cm, King on a display board. ,p{.ll/7rÙI¡j(oJrrmi.;...r',m 1?J!fuJ4r ~,VlçnÙ¡/J 179 !N"ot1em5er 9¡ 200<1 /J06bJII Dean Mills, Project Manager with D.R. Horton stated he does not have anything to add to Michael's presentation. He stated that they are very excited to be building in Dublin aI1d thanked Staff for all their help. Cm. Nassar asked about the project's timing. Mr. Milh said their timing would be a little sooner than Avalon Bay because they are going with a garage below the units. Construction of the buildings will be relatively in the same time frame as A valon with occupancy in approximately 22 months. Cm. Machtmes asked about the projected sales prices. Mr. Mills said they have not priced them yet and arc watching thc market. Cm. Machtmes asked if the market is softening or getting stronger, Mr. Mills said it has stayed steady. Cm. Fasulkey said he has not Seen circular stairwells internally. Mr. Mills said they are trying to set themselves apart from other developments as well as add some pizzazz. Cm. Pôsulkey asked if they have used the circular stairwells before. Me. Mills said their sister division in San Diego has used them and have had ~Uccess down there, Cm. Fasulkey dosed the public hearing. Cm. King said would like to reflect that the same issues raised on first project be applied with this project. Cm. Machtmes said he would agree, but without the commercial aspect. He stated that his OIÙy concern for this project is the mass of the building and the creation of a tunnel effect. If this is the type of development the City is looking for in this area, it is a great design ardútecturally. Cm. Fasulkey asked for a motion. On motion by Cm. Nassar seconded by Cm. Machtmes by a vote of 4-0-1 with Cm. Jennings absent the Planning Commission unanimously adopted RESOLUTION NO. 04 - 67 A RESOLUTION OF Tl-IE PLANNING COMMISSION RECOMMENDING CITY COUNCIL ADOPTION OF STAGE 2 PLANNED DEVELOPMENT ZONING FOR PA 03-058 DUBLIN TRANSIT CENTER SITE B-1 (D. R. HORTON, INc.) LOCATED AT THE SOUTHEAST CORNER OF DUBLIN BOULEVARD AND DEMARCUS BOULEVARD (APN 986.0001-011-00) Wr.îWllir'fJ (.'ommÙ:;Ùm ~/JIJ6J" ~vt.C'I.irH 180 ~\"'(t..·em6t!f" 9, 2004 RESOLUTION NO. 04 - 68 III i}Ó 1/ I A RESOLUTION OF THE PLANNING COMMISSION IŒl'EIUUNG DECISION MAKING AUTHORITY TO THE CITY COUNCIL ON SITE DEVELOPMENT REVIEW FOR PA 03-058 OUBLIN TRANSIT CENTER SIT B-1 (D.R. HORTON, INC), LOCATED AT THE SOUTHEAST CORNER OF DUBLIN BOULEVARD AND DEMARCUS BOULEVARD (APN 986-0001-001) NEW OR UNFINISHED BUSINESS - None OTHER BUSINESS (Comrrússion/Staff Informational Orùy Reports) Cm. King commented that he was curious whether Dublin is Irish or Hispanic in architecture. ADJOURNMENT - The meeting was adjourned at 9:20 p.m. Respci:tf~IJY s~ßmjtte~,: , I{. ',^.' /"1 I ¡ t . .' ¡ -Pia' .. ATTEST: I . ~r' P]anni~g Manager :p(:11tttÙlJl CommÙJ'UJlI ~~'~F~!ot' ~Me(!ti"/f 181 =NQf.'f.m.~r.9, 2m)",