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HomeMy WebLinkAbout06-037 Sycamore Grove / Fairway Ranch AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: March 27, 2007 SUBJECT: ATTACHMENTS: RECOMMENDATION: PUBLIC HEARING: PA 06-037 Sycamore Grove/Fairway Ranch submitted by James Tong on behalf of Dublin Ranch Holdings LLC (aka Lin Family) to consider amending the Area B-E Planned Development rezone and Site Development Review for 304 ~. condominium units on 8.8 gross acres (6.4 net acres) ~ 'f Report Prepared by: Michael A. Porto, Consulting Project Planner IJ 1) Resolution recommending the City Council adopt an Ordinance amending the planned development district for Dublin Ranch Areas B, C, D, & E to include PD-High-Density Residential with live/work units for Sycamore Grove within the Fairway Ranch Project (with the proposed Ordinance attached as Exhibit A). 2) Resolution deferring review and decision-making authority to the City Council for Site Development Review of Sycamore Grove within the Fairway Ranch Project and recommending the City Council approve Site Development Review for Sycamore Grove/Fairway Ranch PA 06-037. 3) Vicinity Map. 4) Location Map. 5) Applicant's submittal package dated March 21, 2007. 6) Public Art compliance report. 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing; 5) Deliberate; 6) Adopt Resolution recommending the City Council adopt an Ordinance amending the planned development district for Dublin Ranch Areas B, C, D, & E to include PD-High-Density Residential with live/work units for Sycamore Grove within the Fairway Ranch Project (Attachment 1 with the proposed Ordinance attached as Exhibit A); and 7) Adopt Resolution deferring review and decision-making authority to the City Council for Site Development Review of Sycamore Grove within the Fairway Ranch Project and recommending the COPIES TO: Applicant Property Owner File ITEM NO. ? 2- Page I of 13 G:IPA#\2006\06-037 The Groves CondominiumlPCIPCSR 3-27-1J7 LP & MJW comments.DOC City Council approve the amended Site Development Review for Sycamore Grove/Fairway Ranch PA 06-037 (Attachment 2). FINANCIAL STATEMENT: None. PROJECT DESCRIPTION: Background Sycamore Grove is the third phase of the project known as Fairway Ranch in the Eastern Dublin Specific Plan Area. Fairway Ranch is the 24.5 gross acre project within the Dublin Ranch project and Lin Family holdings approved in 2003 as PA 03-010 for high-density residential use (greater than 25 units per acre) for development in three phases. More recently, the 3-phase project has been renamed and is now known as Sycamore Groves. Phase 1 includes 322 units of Senior citizen apartments known as Cedar and Pine Groves. Phase 2 is a 304-unit complex of family apartments (leased rental units) known as Oak Grove. Phase 3 is the proposed Groves project, which would be comprised of 304 condominium (for sale) units as originally approved with PA 03-010. However, the current application PA 06-037 proposes to redesign and reconfigure the previous approval, including additional parking, and substitute a residential Live- Work townhouse component along Dublin Boulevard. All three phases of Fairway Ranch include a number of affordable units under the City's Inclusionary Zoning Regulations and an Affordable Housing Agreement with the City that enables the Fairway Ranch project to provide the required affordable units for other neighborhoods within the greater Dublin Ranch project area. The Fairway Ranch project initially was approved for 744 units within a larger 4-parcel subdivision approved as Tentative Tract 7453. The fourth parcel within the approved Tract Map was not a part of Fairway Ranch. The Tentative Tract Map was approved by Resolution 03-31 adopted by the Planning Commission on June 24, 2003. However, the Planning Commission deferred approval authority for the Site Development Review to the City Council primarily due to density bonus issues. On July 1, 2003, the City Council adopted Resolution 149-03 approving a Site Development Review for all three phases. Consistent with the original approval, this Site Development Review would be approved by City Council. Existing Site Conditions and Uses: The overall Fairway Ranch project is located in Dublin Ranch Area B within the Eastern Dublin Specific Plan (see Attachment 3). It is bounded by Central Parkway on the north, Dublin Boulevard on the south, Keegan Street on the west, and Lockhart Street on the east. The Sycamore Grove condominium site is the most southerly of the three phases which comprise the 8.8 gross acre site (6.4 net acres) and generally rectangular in shape, bounded by public right-of-way for Lockhart Street on the east, Keegan Street on the west, and Dublin Boulevard on the south. Maguire Way, a private street, serves as the northerly boundary and separates the proposed Sycamore Grove from the Oak Grove project to the north, a 304-unit multi- family apartment complex; a portion currently under construction and a portion currently being occupied. Other uses and land use designations surrounding the proposed project include: to the west, across Keegan Street - the Terraces at Dublin Ranch Villages (a high-density residential development, a portion of which is occupied and a portion still under construction), and currently vacant land to the south and east zoned for Campus Office and medium-density residential respectively. Currently, the average existing slope across the Sycamore Grove site typically is less than 1 % which is due to the rough grading of the southerly portion of the site that has occurred to create a level building pad. The grading has resulted in an embankment approximately five feet in height around the perimeter behind the current right-of-way for the three public streets. Surrounding the property along Dublin Boulevard and turning the comers of both Keegan and Lockhart Streets, a four-foot to five-foot high embankment transitions the flat graded building pad area to the sidewalks which were installed with the recently constructed street improvements. 2 of 13 The Project Site is currently vacant but recently served as the staging area for the first two phases of the Fairway Ranch project completed or nearly completed to the north. There are no permanent structures on the property. Also, there are no existing drainage courses or any native vegetation on-site. Initial Approval The 930 units approved for all three phases of Fairway Ranch included a 186-unit density bonus as an incentive for providing affordable housing under the City's density bonus regulations. The affordable housing allocation for the 304-unit condominium Sycamore Grove phase was designated and approved to include 52 units reserved for sale to moderate income households. Ultimately, 589 units of the 930 units in the Fairway Ranch Project (or 63% of the units) were approved as affordable units, primarily consisting of apartments. The Site Development Review plan originally approved for the Sycamore Grove phase generally was shown as a mirror image of the 304-unit Oak Grove multi-family apartment project immediately to the north. For each of these two projects, the configuration was approved as a four-story residential building complex surrounding a five-level, centrally-located parking structure. Zoning was not considered with the original approval as the proposed project complied with the requirements of the Area B-E approvals for Dublin Ranch through Ordinance 24-97 dated December 2, 1997 and through the City Council Resolution 141-97 dated November 18, 1997 which predates the Stage 1 and Stage 2 Development Plans referenced in Chapter 8.32 (Planned Development Zoning District) of the City of Dublin's Zoning Ordinance. Current Proposal/Project Description The applicant is proposing to redesign the Sycamore Grove phase of Fairway Ranch to diversify the proposed residential product by introducing a new and innovative residential concept. The current proposal is to develop a 3-story row of 22 Live- Work townhouse units along Dublin Boulevard. Behind this frontage, a total of 278 units would be developed as condominium flats in two podium structure buildings (east and west) joined by a deck-level courtyard above two levels of subterranean and partially subterranean parking. The remaining four (4) townhouse units would be developed as standard 3-story townhouses located at the comers at Keegan and Lockhart Streets, two on each side, and serving as a transition between the podium structure and the Live-Work units along Dublin Boulevard. The residential unit count would not exceed the 304 units allowed by the original approval, but would result in a different residential product mix and plan configuration rather than duplicate the layout of the 304 units of multi-family apartments to the north (Oak Grove). Since, the proposed Live-Work units would be the first of their kind within the City of Dublin, standards currently have been proposed for regulating this type of use within this neighborhood requiring an amendment to the existing Area B-E Planned Development for Dublin Ranch. The change in the design of this project will also result in the provision of significantly more on-site parking provided primarily within a two-level parking structure that also serves as a podium for the condominium flats. ANALYSIS: General Plan/Specific Plan and Zoning The General Plan designates the subject property as High-Density Residential. Section 1.8.1 of the General Plan describes the land use classification of High-Density Residential, but does not expressly preclude accessory commercial uses. No change is proposed for the underlying land-use designation of High-Density Residential established at the time the original Area B-E zoning was approved. Furthermore, Section 2.1.1 of the General Plan establishes a guiding policy to encourage housing of "varied types, sizes and prices to meet current and future needs of all Dublin residents." The Live-Work component could be determined as an accessory use to the established High-Density Residential use and therefore, compatible and consistent with General Plan. 3 of 13 The Eastern Dublin Specific Plan designates the subject property as Town Center-Residential. Section 4.9.3 of the Eastern Dublin Specific Plan describes the planning subarea of Town Center-Residential, but it does not expressly preclude accessory commercial uses. Furthermore, Section 4.3.2 Eastern Dublin Specific Plan sets forth a goal of establishing an "attractive and vital community that provides a balanced and fully integrated range of residential, commercial, employment, recreational, and social opportunities." The LiveIW ork units encourage a balanced mixed-use community, as supported by the Specific Plan. Thus, provided that the commercial-use portion of the proposed Live-Work units constitutes an accessory use, the City Council may find that they are consistent with the General Plan's High-Density Residential designation and the Eastern Dublin Specific Plan's Town Center-Residential designation for the subject property because the primary use of the units will be residential. The square footage of Live-Work units reflect the accessory nature of the commercial portion of the units, and businesses uses are restricted to those owned and operated by the unit owner or unit tenant. In sum, both the General Plan and Eastern Dublin Specific Plan encourage variety within the housing options for Dublin residents which the proposed Live-Work units would uniquely achieve. The amended Area B-E Planned Development rezone establishes the permitted and conditional uses. Uses associated with the Live-Work residential have been included as part of this proposed Amendment to the PD zoning previously approved as accessory uses. Amendment to the original Area B-E Planned Development Rezone This amendment would establish the Permitted, Conditional, and Prohibited uses within the Live-Work units. Because this project was approved under the existing Area B-E Planned Development, it is appropriate to amend the Planned Development document to modify the land uses to permit and regulate uses in the area described as "Live-Work". In keeping with the Live-Work concept, Permitted uses generally are limited to: a) local serving retail and craft-related uses, and b) offices for business, professional, and financial services. Prohibited uses are those generally associated with high customer traffic, noise, waste generation, and others with the potential for nuisance. The uses are specifically identified in the draft Ordinance (Exhibit A to Attachment 1) and would be subject to obtaining a City business license. Planned Development rezone (now commonly known as Stage I and Stage 2 Planned Developments), as provided by Section 8.32 of the Zoning Ordinance, typically also include: 1. Site Development Standards - The Site Development standards remain unchanged from the previous approval. 2. Parking Standards - The Parking standards remain unchanged from the previous approval. However, the proposed parking to be provided exceeds the citywide standard and the Planned Development Standards and is addressed in the Site Development Review. 3. Architectural Design Standards - The Architectural Design standards have been expanded to include the Live-Work and townhouse units, and will be discussed below. 4. Traffic, Circulation, Streetscape & Access - These elements have been modified to reflect the revised configuration, and will be discussed below. 5. Landscape & Open Space Standards - The Landscape & Open Space standards remain unchanged from the previous approval. 6. Phasing - The project is proposed to be developed in two phases: The two levels of subterranean parking and podium structure would be constructed initially. Phase I involves the westerly portion of the project site and Phase II would be development of the easterly portion. 4 of 13 Site Development Review The Site Development Review is required to address: 1) proposed uses, 2) site layout, 3) access, 4) compatibility with surrounding and adjacent uses, 5) effects on residents and workers, and 6) insuring an attractive environment. As described above, the 304 units would be distributed as: a) 22 Live-Work townhouse units, b) four (4) standard townhouse transition units, and c) 278 condominium flats (some with optional loft) above or surrounding the perimeter of the podium structure. The 22 Live-Work townhouse units represent a new and innovative use for the City. The concept of Live-Work housing generally is described as a residential use that allows the occupant to work from the home. Live-Work uses, unlike home occupations, would allow limited client or customer traffic and employee support; a home occupation would prohibit it. The goal of the revised layout for the Live-Work units fronting Dublin Boulevard is to reduce the massing of the structures. By keeping the Dublin Boulevard elevation at three stories, a more pedestrian scale is created. Also, the row of Live-Work units provides screening along the south elevation of the partially subterranean parking structure. The previously approved project would have placed a 4-story residential structure on a raised berm for the length of the Dublin Boulevard frontage. Therefore, the proposed project would reduce the building mass along the Dublin Boulevard streetscape. The proposed project would be divided into two phases, easterly and westerly as discussed above. Each phase would include eleven Live-Work Houses and two standards townhouses transitioning at three stories in height. Each eleven-unit group would be divided by a paseo or courtyard walkway into 2 clusters, a five-unit cluster and a six-unit cluster. The westerly or first phase of podium flats will include 135 units of one, two, and three bedroom units, some of which contain optional loft space. Phase 2 also would include 11 Live- Work townhouses, two standard three-story townhouses, and 143 units of one, two, and three bedroom units, some of which contain optional lofts, as well. Table 1: Unit Summary Plan UNIT TYPE Unit Size West East Total (Phase 1) (Phase 2) PlanA 1 Bedroom/1 Bath 808 sf 23 32 55 Plan A-1 1 Bedroom/1 Bath 934 sf 6 12 18 Plan A-L 1 Bedroom with Loft 952 sf 9 12 21 Plan B 2 Bedroom/2 Bath 1,186 sf 55 46 101 Plan B-L 2 Bedroom with Loft 1,330 sf 22 19 41 Plan C 3 Bedroom/ 1,375 sf 16 18 34 Plan C-L 3 Bedroom with Loft 1,519 sf 4 4 8 subtotal 135 143 278 Plan 0 Townhouse 1,800 sf 2 2 4 Plan E Live/Work Units 2,150 sf 11 11 22 TOTAL 148 156 304 Live-Work Units - Each of the eleven 3-story Live-Work units is approximately 2,150 square feet with the ground floor allocating a work area of approximately 658 square feet (25 feet x 25.5 feet), a handicapped accessible bath, closet, and the ground floor portion of the stairs. Thus, the work area consists ofless than a third of the overall square footage of the Live-Work unit. 5 of 13 Levels two and three include exclusive living quarters comprised of two bedrooms, two bathrooms, a kitchen, a living room, and a dining room. Each unit has ground-level private patio or garden space both in the front and back and within upper level terraces. A portion of the ground floor area may optionally be partitioned as a third bedroom subject to building code requirements. The Live-Work units will have direct access at-grade from the parking area to the Live-Work Garden Court, as well as direct access through an individual front garden to Dublin Boulevard. Customers and guests for the Live-Work units would be directed to the front garden entries along Dublin Boulevard. With the potential for commercial use, all ground floor areas of the Live-Work units must be handicapped accessible. The Live-Work Garden Court, both easterly and westerly, separates the individual Live-Work units from the parking structure, and provides the Live/Work residents and standard townhouse units with private access and gathering spaces. Each area will be highlighted with specialty pavements, providing its identity while reducing the linear nature of the space. Stone veneered seat walls, as well as planter walls with lighted pilasters at the gated entries to the private patios, and trellis structures will provide scale relief, define individual spaces, and introduce shade and a ceiling plane in the form of the proposed trellis structure. Plantings consisting of flowering trees, shrubs, and foundation plantings would be consistent with the residential theme and enhance the pedestrian scale. A fountain will be proposed in the center of each space as focal element, providing visual and auditory stimulation. It is intended that the Live-Work units be restricted to owner/tenants who will use the units for Live-Work purposes (see condition # 2 of Attachment 2). Townhouses - The four townhouse units will be used to transition the Live-Work units along the Dublin Boulevard frontage to the podium structure. They will also serve to screen the exposed comer of the at- grade portion of the parking garage. Designed similar to a Live-Work unit, the 3-story, 1,800 square foot townhouse provides a large ground floor living/dining combination area with a kitchen and bathroom having handicapped access. A bedroom and bathroom are located on each of the second and third floors with an option to convert a portion of the ground floor living space to a third bedroom. Each third floor also incorporates a roof deck for additional private open space. The townhouse units will have direct access at grade from the parking area to the Live- Work Garden Court, as well as direct access through an individual front garden to Dublin Boulevard. Each unit is provided with private open space within private patio or garden space at ground level in both the front and back of the unit and through upper level terraces. Condominiums Podium Units - As with the previous approval, the project is primarily comprised of condominiums. Of the 304 units previously approved, 278 units would remain within the character and concept of the original approval. However, the layout for these units is revised due to changes in the structured parking. Three to four stories of condominiums would be built against or on top of the podium structure above the two levels of partially subterranean parking. Each unit within the podium buildings will have interior entrances. Direct access from the parking garages to the units will be provided via elevators and stairwells located in the lobbies of each building. Unit sizes range from 808 square feet to 1,375 square feet with some units having optional loft space and/or rooftop terrace or mezzanine space. A large central courtyard and recreation area will be provided with on-site amenities including a pool, spa, management office, and recreation room to accommodate a full range of indoor recreational and community activities. In addition, each podium will also have a large, interior landscaped courtyard for passive activities that will be accessible to all residents. The proposed amendment is consistent with the General Plan and the Eastern Dublin Specific Plan. All proposed uses are consistent with the permitted uses approved with the Stage 1 Development Plan, and proposed densities remain within the standards established. Findings are included in Attachment 1 pages 2 and 3. 6 of 13 Parking The Planned Development Zoning for Dublin Ranch Area B (including all three phases of Fairway Ranch) was adopted with a parking requirement of 1.9 spaces per unit for projects exceeding 25 units per acre. However, the Planned Development zoning provides allowances, and the City has the ability to grant reductions, in parking requirements in exchange for providing senior apartment units and as an incentive to provide affordable housing units. Since corresponding requirements for reduced parking were not stipulated, a parking study was conducted with recommendations as to the minimum parking ratio requirements for housing each type. The result was an over all parking ratio of 1.56 spaces per unit for the senior, affordable, and market rate units based on the recommendations in the parking study. Among the three phases approved for Fairway Ranch, a total of 1,453 spaces were provided with the Site Development Review. This figure reflected parking ratios of: 1) 1.17 spaces per unit for the 322 senior apartment units in Cedar and Pine Groves; 2) 1.54 spaces per unit for the affordable units in both Oak Grove (243 apartments) and Sycamore Grove (52 condominiums); and 3) 1.9 space per unit for market rate units in both Oak Grove (61 apartments) and Sycamore Grove (252 condominiums). The over all parking ratio was approved at 1.56 spaces per unit which was consistent with the recommendations of the parking study. With its 577 parking spaces and blended parking ratios for both affordable and market rate units, Sycamore Grove condominium phase was approved with an overall parking ratio which met the requirement of 1.9 spaces per unit consistent with the original requirement. As with the previously approved plan, resident parking for all of the units and most of the guest or customer parking is provided within structured parking. The current proposal would provide a total of 744 parking spaces compared to the 577 spaces stalls approved for the original 304-unit project. The resulting parking ratio would be 2.45 spaces per unit which exceeds the ratio of 1.9 spaces per unit in the previously approved plan. Current City standards for multi-family housing require 1.5 spaces per 1- bedroom unit and 2.5 spaces per unit with 2 bedrooms or more; both figures include a guest parking requirement of.5 spaces per unit. This standard also applies to townhouses. Parking for the Live-Work and standard townhouse units would be located within a gated area on the upper (ground level) of the structure with direct access to the Live-Work Garden Court along the rear ofthe units. Live-Work occupants often have only one vehicle since the need typically is for less reliance on commuting by automobile since the occupants live and work in the same place. With respect to guest or customers, parking demand would be countercyclical to residential guest parking. The standard 2.5 spaces per unit should be sufficient without further standards for this use. Also, since this project provides parking in excess of standard requirements, any overflow parking easily should be accommodated. At 1.5 parking spaces per unit, the ninety-four one-bedroom units would require 141 spaces to comply with the City's residential parking standard. At 2.5 spaces per unit, the remaining 210 units would be required to provide 525 parking stalls. The combined parking requirement for the revised project proposal would be a total of 666 parking spaces. The applicant is proposing 744 parking spaces, well in excess of the requirement. Nearly all on-site parking will be located within the enclosed parking structure, including 138 designated guest parking spaces. Only 20 of the non-resident parking spaces will be on-site surface spaces for guests, visitors, and customers of the Live-Work units. The residential parking within the structure will be gated so that only residents with an access code will be able to enter those designated parking areas. On-site parking provided by the revised plan exceeds the parking requirements established by the City's General Development Standards (Chapter 8.76). The table below depicts the number of parking spaces shown on the parking plan for the revised Sycamore Grove condominium residential project. 7 of 13 Table 2: Parking Summary Type of Type of Space Spaces West East Total User Required (Phase 1) (Phase 2) Provided Resident 1 bedroom or less 94x1=94 38 56 2 bedroom or more 210 x 2 - 420 220 200 514 258 256 Provided Standard 265 266 531 Tandem 2 2 4 Unassigned (Std. 10 28 38 Space) Accessible 7 6 13 resident subtotal 284 302 586 Guest .5 space per unit .5 x 304 = 152 Provided Standard 64 65 129 Accessible 5 4 9 Surface/Street 10 10 20 guest subtotal 79 79 158 Total Spaces 666 363 381 744 Over All 2.45 Ratio Spaces/Unit Architecture Architectural Design typically is adopted as part of the Development Plan and also addressed in the Site Development Review. As with the previous approval and in keeping with the first two phases of The Groves/Fairway Ranch project, the general design theme and concept for the building exteriors reflect upscale elements of the Craftsman style. The currently proposed project represents a higher quality and design detail than the previously approved project. A stone base modulates the streetscape, and plaster surfaces are relieved with horizontal siding. Given the mass and scale of three and four-story structures, a variety of materials and color schemes are used to simulate the features of a wooden structure. The Live- Work and standard townhouse units are expressed as individual row houses; the 3-story height reduces the overall height and building mass from the previously approved project (four stories raised above Dublin Boulevard on a dirt berm). Additionally, with the front garden access to Dublin Boulevard, the appearance of the structures will have much more of a pedestrian-oriented scale. With the building height in mind, exterior facade planes have been varied extensively in terms of depth, color, and materials to provide visual interest and reduce mass. Massing at the top is articulated with dormer windows on a series of gables. The rooflines, accent gables, and parapets create an interesting silhouette for otherwise large-mass structures and provide screening for roof-mounted equipment such as HV AC and elevator housing. Exterior and decorative elements include simulated hardboard siding, cultured stone veneer details, concrete roof tile singles, wooden accent trims, and window mullion patterns. Attention has been paid to the articulation of exterior fayades, rooflines, window openings, and terraces. The residential Craftsman qualities are further expressed with trellis and low arches over balconies, metal railings, upper sash divided lights, and horizontal bandings. As required with previous development, architectural elements will be required to be articulated on all elevations of each building. The color and materials palette is reflective of natural tones identified with the craftsman style including tones of natural elements of wood and stone in browns, grays, and tans. A color and materials board will 8 of 13 be incorporated and adopted as part of the Architectural Design Standards for the revised elevations. The color scheme combined with the elevation style and the floor plans contribute to an integrated street scene. The site slopes north to south from the existing multi-family Oak Grove project toward Dublin Boulevard. This building design takes advantage of the topography and nestles the parking structure into the grade. Given the scale and density of this project, the exterior design, open space, and color schemes provide an interesting and attractive image that is compatible with the surrounding and adjacent uses and ensures an attractive environment. Vehicular Access/Circulation Since all of the streets bordering the Project site currently exist, no new streets will be required. Vehicular access to the parking structure will be from all three public rights-of-way abutting the project site. Primary access points would be located along Keegan Street and Lockhart Street. A secondary entrance will be provided off of Dublin Boulevard for residents as well as deliveries and maintenance personnel. However, guests and residents will be encouraged to enter at the Keegan and Lockhart Street entrances. Each of the parking structures is served by a motorcourt roundabout with curb drop-off, short- duration parking, and access to the main garage beyond. No parking will be permitted along Dublin Boulevard. Maguire Street is a private street to the north which was constructed in conjunction with Phase 2 of Fairway Ranch, the multi-family Oak Grove apartments north of the project site. There will be no vehicular entry to Sycamore Grove condominium from Maguire Street. Only emergency access and trash collection vehicles would be allowed. Also, some surface guest parking will be located along that private street. Two short-term delivery locations have also been provided on Lockhart and Keegan Streets near the intersection with Dublin Boulevard. Building entries for pedestrians to the podium structure are located from both Keegan Street and Lockhart Street. Residential access between the parking structure and the units is discussed above in the description of the units. Landscape A conceptual landscape plan has been prepared and a landscape palette provided. Since the proposed project would be a high-density development with substantial coverage, landscaping is emphasized and addressed in the building setback or berm areas, parking structure entrances, the three podium courtyards, the Live-Work Garden Court, and the Live-Work garden entrances along Dublin Boulevard. Elements other than plant materials included in the plan are planter walls, fountains, gates, lighting, benches, trash receptacles, and decorative paving, as well as special decorative and recreational features. Amenities of the Live-Work Garden Court were discussed above in the description of that residential component. The central recreation and pool areas and the two interior courtyards offer three interior courtyard designs in terms of paved surface materials, patterns, landscaping, and other amenities. East & West Podium Courtyards - These residential-scale courtyards will provide garden space over the parking structure through the central courtyard. Specialty paving will be utilized at pedestrian intersections, focal areas, the center axis, and gathering spaces. Walls providing privacy to deck level residents will be constructed of materials complementary to the building and with lighted pilasters at gated entries. Multiple water elements are proposed to provide focal and audible area of interest. Plantings will be used to provide residential scale, provide shade, and buffer the architecture. Center Podium Courtyard and Recreation Area - The resort-themed improvements serve as the central activity area including a 25-meter pool and crescent-shaped spa on a north-south access. Other amenities include a gas fire pit, trellis shade structures, and other spaces for social interaction. Five resort-style 9 of 13 cabanas provide entertainment space. Covered showers in pods of three will be located east and west of the pool. A 4- foot high planter with one foot of fencing on top separates the pool area from the deck level residential space. Open fence sections at the center entry and pool provide views from non-residential areas. Gates at four locations are accentuated by specialty paving and connect the activity centers including the clubhouse, pool house, and rest rooms. The Clubhouse is located at the north end of the courtyard near Maguire Way. Plantings are proposed to be tropically-themed. A perimeter path borders the pool area providing residents with access to all three courtyard areas. Sign Plan The applicant has submitted a sign plan which addresses project identification, building entries, vehicular circulation, pedestrian circulation, and identification for Live-Work businesses. It also includes regulatory signage for mandatory postings and emergency routes. The proposed materials, motif, and scale are consistent with the Craftsman architectural theme. The sign plan may be approved separately and administratively from the proposed Site Development Review, but also serves as an important design element. Planning Commission Study Session On January 9, 2007, the Planning Commission reviewed the applicant's proposal to amend the original Area B-E Planned Development to provide Live/Work units and to modify the previously approved Site Development Review. The Planning Commission was generally complimentary of the revised architecture design due in part to the reduced massing along Dublin Boulevard. The Planning Commission did raise concerns about noise-generating uses from the list of proposed uses. Staff has reviewed the uses and either eliminated or further defined such uses to reduce the noise-generating aspects of the land use (see the Ordinance Exhibit A to Attachment 1). The Planning Commission also discussed trash and recycling on the project. Additional research has been conducted and changes have been incorporated into the plans to accommodate different trash components and recycling needs as defined by City Ordinance and confirmed by the local waste management company charged with the collection duties of this project. Public Art The project will be subject to the City's Public Art Ordinance. A public art scheme is proposed with the Preliminary Landscape Plans for the two motorcourt areas off of Keegan and Lockhart Streets. The compliance report has been included as Attachment 6 and a condition of approval has been included for Public Art (see Attachment 2 Condition 3, page 4) and eventually initiated at a future date. The required easement defining the location of the public art areas will be shown on the final map. Vesting Tentative Tract Maps The project is entirely within the limits of Parcel 3 of Tract Map 7453, and no modification to the boundaries would be required. Therefore, a new map would not be required for the project as proposed. Development Agreement/Affordable Housing Agreement The Fairway Ranch project is subject to a Development Agreement which includes a Density Bonus for the provision of affordable housing. Subsequently, an Affordable Housing Agreement was executed which also includes provisions for a $4.5 million loan repayable upon sale of the units. The proposed project would not affect the terms and conditions of the Development Agreement or Affordable Housing Agreement currently in place. 10 of 13 ENVIRONMENTAL REVIEW: The project is located within the Eastern Dublin Specific Plan area, which was the subject of an Environmental Impact Report for the General Plan Amendment and Eastern Dublin Specific Plan (SCH # 91103064), certified by the City Council in Resolution No. 51-93 and Addenda dated May 4, 1993 and August 22, 1994. The General Plan Amendment/Specific Plan ElR is a program EIR, which anticipated several subsequent actions related to future development in Eastern Dublin. The EIR did identify some impacts from implementation of the General Plan Amendment/Specific Plan that could not be mitigated. Upon certification of the EIR, the City adopted a statement of overriding considerations for such impacts. The City also adopted a mitigation-monitoring program, which included numerous measures intended to reduce impacts from the development of the Eastern Dublin area. In 1997, a Negative Declaration was approved by the City Council in Resolution No. 140-97 for the Planned Development Rezoning of Dublin Ranch Areas B-E, which includes the Fairway Ranch site. After completing an Initial Study, it was determined that the rezoning would not have any significant environmental impacts which were not already adequately described and analyzed in the Program EIR. Government Code section 65457 provides that any residential project that is consistent with a specific plan for which an EIR has been certified is exempt from CEQA, unless a supplemental EIR is required. The City prepared an Initial Study, dated June 2003, for the project to determine whether there will be supplemental environmental impacts occurring as a result of this project beyond or different from those already addressed in the Program EIR and the 1997 Negative Declaration. The Initial Study has resulted in the conclusion that the proposed project could not have a significant effect on the environment. No further environmental document will be prepared because the environmental impacts of this project were fully addressed by the final EIR for the Eastern Dublin General Plan Amendment, Specific Plan and subsequent Addenda, and the 1997 Negative Declaration. No significant new information has arisen for this project during the preparation of this Initial Study that would require further environmental review. A finding will therefore be included in the resolution prepared for the Council to approve the SDR, finding the project exempt on the basis of Government Code section 65457 of the California Environmental Quality Act. PUBLIC NOTICING: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project to advertise the project and the upcoming public hearing. A public notice was also published in the Valley Times and posted at several locations throughout the City. CONCLUSION: The proposed project is superior to the plan previously approved for the third phase of Fairway Ranch under PA 03-010. The project would still be a maximum of 304 units and provide for 52 moderate- income units, meeting the requirements of Dublin's Inclusionary Zoning Regulations, the Conditions of Approval of the previous Fairway Ranch SDR, the Affordable Housing Agreement, and the Development Agreement executed for this portion of the overall Fairway Ranch project. The proposed Sycamore Grove condominium project would still be a high-density residential community but is proposed to be redesigned with two podium buildings as well as several separate buildings containing attached Live- Work and standard townhouses. The 3-story Live-Work townhouses along Dublin Boulevard reduce the mass and scale of the project than that previously proposed. 11 of 13 The additional parking brings the project into compliance with current with the parking requirements for multi-family residential use, and the project remains compatible with the existing and surrounding neighborhood and uses. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation, 2) Open the public hearing, 3) Take testimony from the Applicant and the public; 4) Close the public hearing; 5) Deliberate; 6) Adopt a Resolution recommending the City Council adopt an Ordinance amending the planned development district for Dublin Ranch Areas B, C, D, & E to include PD-High-Density Residential with live/work units for Sycamore Grove within the Fairway Ranch Project (Attachment 1 with the proposed Ordinance attached as Exhibit A), and 7) Adopt Resolution deferring review and decision-making authority to the City Council for Site Development Review of Sycamore Grove within the Fairway Ranch Project and recommending the City Council approve the amended Site Development Review (Attachment 2); 12 of 13 GENERAL INFORMATION: PROPERTY OWNER/APPLICANT: LOCATION: ASSESSOR'S PARCEL NUMBER: EXISTING ZONING: GENERAL PLAN DESIGNA nON: SPECIFIC PLAN DESIGNATION: Dublin Ranch Holdings, LLC c/o James Tong 4690 Chabot Drive, Suite 100 Pleasanton, CA 94588 North of Dublin Boulevard and south of Maguire Way (a private street) to the north between Keegan Street to the west and Lockhart Street to the east 985-0048-005 Planned Development High Density Residential (25.1 + units/acre) Eastern Dublin Specific Plan 13 of 13