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HomeMy WebLinkAboutAttachmt 5 - Planned Development Project Descriptions Sycamore Grove. March 2007 Project Description for SYCAMORE GRQ\JE PLANNED DEVELOPMENT REZONE Introduction The Sycamore Grove residential condominium project proposal includes a Revised Development Plan as defmed by Section 8,32.030(A) of the Dublin Zoning Ordinance. The PD submittal for this project is based on the Areas B-E PD (PA 96-038 and 96-039), approved by the Dublin City Council on December 2, 1997. This submittal includes a PD development plan; data on site areas; listing of permitted, conditional and prohibited uses; design standards covering site development; proposed densities; vehicular and pedestrian circulation plan; phasing plan; prototypical street sections; and textual information sufficient to establish consistency with the Dublin General Plan and Eastern Dublin Specific Plan (GPIEDSP). The proposed project is consistent with the type, location and size of the land use designations assigned to the property by the approved Areas B-E P]anned Development Rezone, East Dublin Specific Plan, and Dublin General Plan. The Project Site is located within the southernmost parcel of what was previously known as the Fairway Ranch project (now known at The Groves at Dublin Ranch). It is located within the City of Dublin and is bordered by Keegan Street to the west, Dublin Blvd. to the south, an existing 304-unit apartment building to the north and Lockhart Street to the east. The Project Site consists of approximately 8,8 gross acres (6.4 net acres). Proposed Application The original PD Rezone document approved for this site in 1997 did not include any provisions for live-work units as well as varying densities within the High Density Residential land use designation. Approval of a PD amendment is now being requested since a significantly different development concept with podium buildings, subterranean parking and a mix of higher density residential types is now proposed as well as the fact 19342-2dcRevisedZ.28-07SycamoreGrove-Stage2PD-ProjcctDcscription-FindingsStatement.doc Page I . PD Rezone Svcamore Grove. March 2007 that the previously approved PD did not include design standards and permitted uses that are entirely applicable to the current project. Based on this, there is a need to create specific development standards, proposed allowable densities and permitted and prohibited uses for these unique living units. The current proposal requests approval of three separate residential types under the High Density Residential designation, including the live-work units and specific proposed uses for those units. In response to Section 8.32.B. of the Dublin Zoning Ordinance, the proposed high density residential project with live-work units will comply with the City's Development Plan submittal requirements. The project submittal specifically addresses those requirements as follows: 1. Statement of compatibility with Stage 1 Development Plan. The Areas B - E PD approval in 1997 was received prior to the City's adoption of the current Planned Development Ordinance with the Stage l/Stage 2 Development Plan format. Based on this, there is no Stage 1 Development Plan to assess for compatibility with this proposal. The Project Site was designated for High Density Residential uses under the original PD approval. The current proposal maintains that land use designation and does not alter the limits of the area designated as High Density Residential. In addition, the street network surrounding the Project Site is still consistent with what was depicted on the Land Use and Development Plan for Areas B - E. 2. Statement of proposed uses. The original Areas B - E PD approval contained a Statement of Proposed Uses, including permitted, conditional, and accessory uses applicable to the High Density Residential designation. Those uses will still be applicable to the relevant components of this project, however, a new category will be added to the overall Areas B - E uses list entitled High Density Residential with Live-Work Units which will apply specifically to permitted, conditional and prohibited uses for the live-work units. 3, Stage 2 Site Plan. A detailed, revised Development Plan for the Sycamore Grove project site is included with this submittal. The site plan and associated exhibits show the location and arrangement of existing and proposed land uses on the site and within 100 feet beyond its boundary; existing and proposed circulation system; existing structures and proposed building areas; parking areas, driveways and loading areas in general; limits of grading; and phasing boundaries. 4. Site area, proposed densities. Gross and net area data pertaining to the Project Site is depicted on the Development Plan. Proposed maximum density for this project is 34.6 dwelling units/acre (gross), which yields a total of 304 dwelling units. There is no maximum density requirement under the High Density Residential designation. All development in this category is required to achieve a minimum density level of25.1 dus/acre in accordance with the previously approved Areas B - E PD as well as the Eastern Dublin Specific Plan, Data regarding the maximum number of residential units by type is shown in the table under the Proposed Land Use and Development Concept section ofthis Project Description. 19342 -2dcRevised2- 28-fJ7SycamoreGrovc-Stagc2PD-ProjectDescription.F indingsSlalcmcnl.doc Page 2 . PD Rezone Sycamore Grove. March 2007 5, Development Regulations. The previously approved matrix of multi-fami]y residential land uses in the Areas B - E PD Design Standards will be amended to include a new category entitled High Density Residential with Live-Work Units. Specific development standards for this new land use category pertaining to lot areas, lot square footage per dwelling unit, lot width and frontage, lot depth, setbacks, distances between residences, maximum lot coverage, common useab]e outdoor space, height limits, parking, driveways, signage, and grading requirements will be included in this matrix. Standards for floor area ratios and loading areas are not included as this is an all-residential project and they are not applicable, No exterior trash enclosures are proposed as trash storage and compaction operations for this project will occur within the basement of the podium structures. 6, Architectural Standards. Project-wide architectural standards, concepts, and themes will adhere to the design standards in the approved Areas B - B PD as well as the applicable conditions of the Site Design Review approval for the adjacent Groves apartments project. No additional design standards are proposed for this PD proposal. 7. Preliminary Landscaping Plan. A Preliminary Landscaping Plan complying with Chapter 8.72, Landscaping and Fencing Regulations is included with this submittal. A statement of landscape design intent is included on the plan. In addition, the proposed landscape treatment for this Project Site will be consistent with the applicable landscape concepts and design criteria in the Areas B - E PD as well as with those in the SDR approval for the adjacent Groves apartments project. 8, Other information. Other information potentially required by the Department of Community Development as necessary for the substantive and environmental review of the proposed project is included in a separate Appendix document that accompanies this submittal package. Existing Site Conditions and Uses The Project Site is currently vacant, but recently served as the staging area for the family and senior apartments project that is under construction to the north. There are no permanent structures in place on the property. The site is generally rectangular in shape and is surrounded by existing streets on all four sides. The southern half of the site has a 5'+/- high embankment around the perimeter behind the current right-of-way that creates a flat pad for the majority of the site. The average existing slope across the site is typically under I %. In the southern portion of the site, along Dublin Blvd, and the southern stretches of Keegan and Lockhart Streets, there is a four- to five-foot-high embankment as the grading transitions from the flat pad area to the sidewalks on the already constructed streets. There are no existing drainage courses or any native vegetation on-site. Current land uses surrounding the project include a 304-unit apartment building to the north, high- 19342_2dcRevised2_28-07SycamoreGrove_Stage2PD_ProjcctDescription-FindingsSlaICtncnt.doc Page 3 . PD Rezone Svcamore Grove. March 2007 density residential units to the west (the Terraces at Dublin Ranch Villages), land zoned for Campus Office to the south and land zoned for medium density residential to the east. The previously approved Army Corps of Engineers permit and Regional Water Quality certification for the ba]ance of the Dublin Ranch holdings and its associated mitigation requirements cover the Project Site. The permit specifically addresses mitigation for all existing on site environmental features and allows the proposed development to proceed as proposed. Various biological studies have been undertaken within the Project Area and surrounding areas by H. T. Harvey & Associates. The presence of the California red- legged frog and the California tiger salamander was addressed in the Initial StudyIMitigated Negative Declaration (MND) for Dublin Ranch Planning Area H (P A 98-070) previously prepared by the City ofDub]in. Mitigation measures were designated and approved as part ofthe Mitigated Negative Declaration, Two delineations conducted by Ted Winfield & Associates identified the areas that are subject to the U. S. Army Corps of Engineers (US ACE) jurisdiction within the Project Area. These submittals were formally verified by the USACE on August 18, 1999 and December 2, 1999. Mitigation measures have been incorporated in the wetland fill permit issued by the U. S, Army Corps of Engineers (USACE) on May 23,2003. A copy of the permit may be found in the separate Appendix document included with this submittal package. A summary of the Biological Surveys conducted to date has been included in the Appendix. Please refer to other appendices in this submittal package as well as documents on file with the City of Dublin for additional site conditions information. With respect to existing flood hazards, no portion of the Project Area is within a 100-year flood hazard area. A Letter of Map Revision was issued by FEMA on August 27, 2004 confirming that the Project Site is removed from the Special Flood Hazard Area. A copy of the FEMA documentation is included in the Appendix, Geotechnical investigations of the Project Site and surrounding areas have been conducted by Berlogar Geotechnical Consultants to determine the soil condition and slope stability. The studies indicated no areas of geotechnical concern within the Project Area. These studies have been included in the Appendix. Proposed Land Use and Development Concept The Development Plan for this project proposes 304 units of High Density Residential condominiums (278 flats, 4 townhomes and 22 live-work units) on approximately 8.8 gross acres. Residential densities (34.6 du/ac gross and 47.8 du/ac net) proposed for the Sycamore Grove project fall within the ranges permitted by the HDR residential category as specified in the Eastern Dublin Specific Plan and General Plan, The Sycamore Grove condominium project within Dublin Ranch - Area B is a high- density residential community with two podium buildings as well as several separate buildings containing attached live/work units and/or townhomes. The western podium building will be built as part of Phase One and has two levels of subterranean parking and up to four stories of residential flats, There are a total of 135 units within this building 19342-2dcRcviscd2-28-07SycamorcGrovc-Stage2PD-ProjectDcscription-FindingsStatement.doc Page 4 . PD Rezone Sycamore Grove. March 2007 consisting of one, two and three bedroom flats as well as one, two and three bedroom flats with lofts. The eastern podium building will be built in Phase Two and will have two floors of subterranean parking and up to four stories of residential flats. The eastern podium will have a total of 143 units of one, two and three bedroom units as well as one, two and three bedroom flats with lofts. Each flat 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. Each podium will a]so have a large, internal landscaped courtyard that will be accessible to all residents. Attached three-story units are proposed along the southern end of the site and will front onto Dublin Boulevard as well as portions of Lockhart and Keegan Streets. These attached units will include 22 live/work units and four townhomes and will be separate from the podium flats. Each of the live/work units has a total of 2150 square feet with approximately 710 square feet on the lower level being identified as work or flex space, Each of these units will have two entries, one at the front of the unit on Dublin Boulevard for visitors and guests as well as one private entrance via a landscaped courtyard situated between the units and the garage. Additional descriptive information pertaining to the live-work units is included in Attachment 1 which is appended to this Project Description. The project will include podium flats, townhomes and ]ive-work units. The following table breaks down the units by type: UNIT TYPE PHASE 1 PHASE 2 TOTAL 1 Bedroom 35 50 85 1 Bedroom with Loft 3 6 9 2 Bedroom 66 57 123 2 Bedroom with Loft II 8 19 3 Bedroom 16 18 34 3 Bedroom with Loft 4 4 8 LivelW ork Units 11 11 22 Townhomes 2 2 4 TOTAL 148 156 304 Between the two podium buildings is a central main courtyard that will include a 25- meter swimming pool and a spa for all residents of the complex as well as open space and landscaped areas for more passive activities. A clubhouse, which will provide services to the residents of Sycamore Grove, is accessible through the center courtyard as well as from Maguire Way and is attached to the western podium building. In addition, a shuttle service will be provided for all residents within The Groves at Dublin Ranch (including Sycamore Grove) that will operate on a fixed schedule and 19342-2dcReviscd2-28-07SycamoreGrove-Slagc2PD-ProjecIDescription-FindingsStatement.doc Page 5 . PD Rezone Sycamore Grove. March 2007 route, providing predictable and reliable service for the residents 7 days per week. During weekday commute hours, the shuttle will provide transportation to the Pleasanton BART station, ACE train station, and selected business parks and/or other employment locations as dictated by the needs of the residents. During the day and evening non- commute hours and on weekends, the shuttle will provide transportation to local shopping centers, medical facilities (including ValleyCare Hospital and medical offices), recreational areas and other destinations. The actual route and schedule will be tailored to the needs ofthe residents. The Developer will either acquire or arrange for the operation of the shuttle directly, or contract with a local transportation agency to provide this service, If the Developer operates the service, the shuttle will be parked on site when it is not in service. Resident demand will determine the number and the size of the vehicles needed, The Sycamore Grove condominium site is situated in the flatter portion of the Dublin Ranch community just north of Dublin Boulevard, The Project Site is not within any of the scenic corridor zones as defined in the Eastern Dublin Scenic Corridor Policies and Standards. However, this area falls under the Eastern Dub]in Specific Plan policies protecting visually sensitive ridgelands within Eastern Dublin. Exhibits produced as part of that study effort accurately showed what a viewer would see along specific sight lines and at several viewpoints, Proposed grading areas and ]imits of development were also identified. These exhibits showed what portions of the development area would be visible from each viewpoint, what areas would be hidden by existing ]and forms to be retained and what portions of the visually sensitive ridgelands wou]d be visible under proposed conditions. It was determined from these exhibits that the sensitive ridgelands would remain protected if the site was developed as proposed, In addition, previous viewshed analysis studies done in conjunction with the Areas B-E PD Rezone approval (P A 96- 039) also determined that development within this area would not specifically impact views of the surrounding ridge lands that are identified in the Eastern Dublin Specific Plan. The Project Site is located within walking distance of the Promenade at Dublin Ranch (the future Dublin Ranch Village Center along Grafton Street). A bus stop for the LA VT A bus system is located on the north side of Dublin Boulevard, which will allow transportation to BART and various shopping and employment locations to the west. Additionally, residents benefit from the close proximity to the recently completed Bray Commons neighborhood park, located to the west of Keegan Street. Project Access and Circulation Since all of the streets bordering the Project Site currently exist, no new streets will be required to serve the Project. Primary vehicular access to the subterranean parking garage will be from either Keegan Street or Lockhart Street. There will be a secondary garage entrance off Dublin Boulevard for residents as well as deliveries and maintenance 19342-2dcRcvised2-28-07SycamoreGrovc.Stagc2PD-ProjectDescription-FindingsStatcmcnt.doc Page 6 . PD Rezone Svcamore Grove. March 2007 personnel, but guests and residents will be encouraged to enter at the Keegan and Lockhart Street entrances. Maguire Way is a private street that was constructed in conjunction with The Groves family apartments, There will be no vehicular entry to the Sycamore Grove condominium flats or the parking garage off Maguire Way, however, a pedestrian entry/exit for the club house facility will be located on Maguire. Utility Services The Dublin San Ramon Services District (DSRSD) will provide water, wastewater and recycled water service to the Project Site. These services are currently available for extension into the Project Site from the four surrounding streets - Dublin Boulevard, Keegan Street, Maguire Way, and Lockhart Street. The site will be serviced by Pressure Zone 2 potable water. Final locations and sizing of these water services will be in accordance with the standards and recommendations ofDSRSD. Sewer service for the :Project Site will require connection to DSRSD's existing sewer system and sewer treatment will occur at DSRSD's treatment plant. Gravity sewer mains will serve the proposed development from the four surrounding streets: Dublin Boulevard, Keegan Street, Maguire Way, and Lockhart Street. When available from the DSRSD wastewater treatment plant, recycled water will be provided for irrigation of landscape areas on site, Final location and sizing of recycled water facilities will be based on the updated Master Water Facilities Plan prepared by DSRSD. The storm drain system for the Project Site will require the relocation of some catch basins along Maguire Way. All points of connection from onsite drainage will be to existing storm drain pipes in the surrounding streets, A pump system will be required on site to mitigate the garage runoff on the lower parking garage floor into the storm drain system. The majority of the runoff from the site will be picked up by area drains and subdrains. The actua] sizes and ]ocations of proposed storm drain pipes will be determined in conjunction with preparation of the project's improvement plans. A strategy for maintaining the quality of storm water runoff from the Project Site once development occurs will be based on the Regional Water Quality certification for the balance of the Dublin Ranch holdings and its associated mitigation requirements. In accordance with the permit's requirements, a series of best management practices (BMPs) will be designed to prevent the introduction of pollutants associated with development into the surrounding storm drain systems, ) 9342-2dcRevised2-28-07SycamoreGrove-Stage2PD-ProjcctDcscription-FindingsStatcment.doc Page 7 . PD Rezone Sycamore Grove. March 2007 Proposed Project Phasing Approach Phasing and development timing of the project will depend large]y upon market demand. The project will be completed in two phases. The western podium building (135 flats) will built as Phase 1. Phase 2 will consist of the eastern podium building (143 flats). Eleven live/work units and two townhouse units will also be built as a part of each phase. All necessary storm drainage, sewer, and water backbone improvements may occur by phase and will provide service for each phase. It is anticipated that most, if not all, bulk site grading would be done with the initial phases of the project. Sanitary, water, and recycled water services will be provided by the Dublin San Ramon Services District (DSRSD) in accordance with their Facilities Master Plans. Final locations and sizing of these facilities will be determined in conjunction with the recommendation of the DSRSD Facilities Master Plan, Ownership and Maintenance of Open Space and Pedestrian Areas A homeowners' association (HOA) will be created for the Project and a Declaration of Covenants, Conditions and Restrictions (Declaration) will be prepared and recorded, The Declaration will establish easements and other rights necessary for the association to fulfill its responsibilities. The Declaration will require the homeowners' association to own and/or maintain certain lands in accordance with the table below, Feature Owner Maintenance Responsibilitv Center Median (including City City or another entity landscaping and lighting) in Public Streets Sidewalks along Lockhart, City HOA or another entity Keegan and Dublin Blvd, Maguire Way (street surface, Family apartments Family apartment's landowner sidewalks, street lighting and on adjacent parcel and Sycamore Grove HOA landscaping) to the north and Sycamore Grove HOA Right-of-way Landscaping City HOA or another entity (Curb to ROW line) along Lockhart, Keegan and Dublin Blvd. Maintenance of on-site common areas behind the public street rights-of-way (including transitional areas between the building and back of sidewalk as well as interior courtyards) will be the responsibility of the HOA. 19342-2dcReviscd2.28-07SycamoreGrove.Stagc2PD-ProjectDescription-FindingsSlatement.doc Page 8 . PD Rezone Svcamore Grove. March 2007 Inclusionary Zoning Ordinance The project contains 52 moderate-income for-sale units that comp]y with the requirements of Dublin's Affordable Housing Ordinance as well as the approval conditions of the previous Fairway Ranch SDR approval. Hazardous Waste Analysis A Phase 2 site assessment of Areas B-E (including the Project Site) has been conducted by Berlogar Geotechnical Consultants to determine the presence of anyon-site hazardous waste and substance sites, The fmdings of this study indicate that no problem sites were found, In addition, an environmental records search was previously conducted by Berlogar Geotechnica] Consultants for the Dublin Ranch - Phase I project site to determine if the site was included on a list of hazardous waste and substance areas. The results of this search indicated that no property within a two mile radius of Dublin Ranch- Phase I (which includes the Project Site) are listed as a hazardous site, hazardous material generator or transporter, or known to have underground storage tank leaks. Benefits and Costs of the Project upon the City This project will allow the construction ofresidentia] units for the City of Dublin. These new residents will strengthen the market for nearby commercial uses projected to occur in accordance with the Eastern Dublin Specific Plan and Dublin General P]an, especially for the Promenade at Dublin Ranch along Grafton Street, This, in turn, will substantially increase sales and property taxes for the City of Dublin The developer would pay for all infrastructure and capital facility costs required for development of the proposed project as development proceeds. As is typical of development requirements in Dublin, property-owners/project proponents would dedicate land required for roads, the elementary school, neighborhood park and neighborhood square; construct roads and improve school land and parks; and contribute funds as required through the City's Traffic Impact Fee program, school fees, and park in-lieu fees as required. Along with this, normal expenditures for City services (fire, police, recreation, general administration, etc.) would be compensated by the development through required fees and property tax revenues. It is anticipated that property tax revenues, along with increased local sa]es tax attributable to the Project, will cover or exceed the public service costs. 1934 2.2dcRevised2- 28"'()7SycamorcGrovc-Stage2PD.ProjcctDescription-F indingsStatcmcnt.doc Page 9 . PD Rezone Sycamore Grove. March 2007 Findings Statement for SYCAMORE GRQ\JE Will the proposal be harmonious and compatible with existing and future development in the surrounding area? Development of the Sycamore Grove project will be harmonious and compatible with existing and future development in the surrounding area. The policies and goals of the Eastern Dublin Specific Plan and General Plan will ensure that this project will be compatible both in terms of land use and physical design with adjacent development. The project will follow the intent of and be consistent with those ]and uses provided for by the City of Dublin Zoning Ordinance and Eastern Dublin Specific Plan. Is the site physically suitable for the type and intensity of the zoning district being proposed? The Project Area is physically suitable for the type of residential development proposed and has been designated for the proposed type of use per the Areas B-E PD Rezone approvaL The density for the proposed project falls within the range for High Density Residential, which is the zoning designation under PD Rezone approved for the Project Site. 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? The design of this project and its improvements will comply with all applicable City codes and ordinances pertaining to its design, construction and operation. It is not anticipated that it will create public health problems as no land uses or activities requiring the use or manufacturing of toxic materials are planned to occur on site. In particular, uses pertaining to the live-work units that are considered to be hazardous and/or a nuisance are specifically prohibited by the standards in the PD document. All traffic impacts of the Project that might affect the public, health, safety or welfare will be analyzed and mitigated for, 19342-1dcRevised2-28..o7SycamoreGrovc-Stagc2PD-ProjectDcscription-FindingsStatemcnt.doc Page 10 . PD Rezone Sycamore Grove. March 2007 Is the proposal consistent with all elements of the General Plan and any applicable Specific Plans of the City of Dublin? As noted previously, the Project is consistent with the elements, goals and policies of the General Plan and the Eastern Dublin Specific Plan. How does this project satisfy the purpose and intent of a "Planned Development"? This project satisfies the purpose and intent of a "Planned Development" by establishing a zoning district wherein: . Provides a mix of residential uses that are consistent with the High Density Residential land use designation as well as the intent and uses of the General Plan and the Eastern Dublin Specific Plan. . A mix of unit sizes and affordability, as well as live-work opportunities, will be located at the site, ensuring diversity of housing products at the site. . Special amenities such as an including a swimming pool, spa, and clubhouse to accommodate a full range of indoor recreational and community activities and interior courtyard areas for passive activities will be provided to residents. . Unifying landscape and architectura] treatments and elements join the project with adjacent properties. ] 9342~2dcRcvised2-28-07SycamorcGrove-Stage2PD-ProjcctDcscription-FindingsStatcmcnt.doc Page 11 . PD Rezone ATTACHMENT 1 SYCAMORE GRQ\JE LIVE-WORK UNITS NARRATIVE Live-Work Defined: Live-work is considered to be an "emerging land use" partly because of its status as a unique land use and building type and also because it is inherently both a mixed use and a mixed occupancy. By definition, a live-work unit accommodates residents in addition to work activities. As a minimum, a live-work unit will need to provide residential facilities equivalent to those provided in what is typical for an efficiency unit or studio apartment (i.e. a separate bathroom, cooking facilities and a designated sleeping area). The use ofthe term live-work indicates that the quiet enjoyment expectations of the neighbors in the building or adjacent buildings take precedence over the work needs of a particular unit. Therefore, the primary use of a live-work unit is residential. CommerciaVbusiness type activities are considered to be a secondary use, Typicaliy more than one or two employees and significant walk-in trade are not permitted in a live-work unit. Unit Description: A total of 22 live-work units are proposed for Sycamore Grove condominium project, which represents only 7% of the 304 tota] units in the project. The units are located in 2 \Ii story town home buildings that have 2 bedrooms and 3 bathrooms plus a ground level workspace, There are a total of four separate buildings, with each building accommodating 5-6 live-work units. The current PD Zoning designation for the Project Site is High Density Residential. Average density (net) for the overall Sycamore Grove project is approximately 48 units/acre, however, the net density for the live-work component of the overall project generates 20 dwelling units/acre, This is well within the reahn ofthe density range for the High Density Residential zoning classification under the Eastern Dublin Specific Plan. Page I of5 . PO Rezone - Project Description Svcamore Grove Residential Condominiums. March, 2007 Each ofthe live-work units is designed to be identica] and contain a total of2150 square feet. The proposed size of the ground level work or flex space is 710 square feet, which includes the bath but excludes the laundry area and stair access to the upper floors. Based on this, approximately 34% of the total area within the unit is proposed to be devoted to the workspace with the balance slated for living area. Twenty (20) of the units will front onto Dublin Boulevard and include a small private patio at the front entry. The patio and adjacent garden area will be enclosed with a low wall and/or acoustical screen to define the private space as well as mitigate sound impacts. Two additional units will front onto the secondary access drive to the parking garage from Dublin Boulevard. Separate entrances to the units through the front patios will be provided from Dublin Bou]evard for work-related activity as well as a private rear entry for residents to access their units directly from the parking garage. Between the rear entries to the units and the garage, a linear common open space is planned, which will contain the access walkways to the units as well as landscaped pockets, In addition, the location of the ]ive-work units will not impact the privacy and activities of the residents of the adjacent podium buildings in that the live -work units have a separate entry location and dedicated parking spaces. Zoning: Project-specific zoning standards will need to be crafted to address the permitted uses, density and design issues associated with ]ive-work units. Typically communities have set a minimum size for these units in the 600 - 800 square foot range, including the workspace within the unit. The proposed Groves live-work units are substantially larger, which will allow for greater flexibility by future users, including the ability to vertically segregate activities within the work and living areas as well as to divide the ground level between work and living components if desired, Creation of an actual physical separation within the unit between living and work spaces wou]d not be permitted. Residentia] zones normally only permit residential uses and are distinguished from one another by density expressed in dwelling units per acre or per square foot oflot area. Live-work structures or complexes may be appropriate in many higher density residential zones, while keeping in mind the building type and its compatibility with its surroundings. Live -work is also well suited to commercial and mixed-use zones. In addition, it often works well as a buffer or transitional use between single use zones, e,g, between residential and commercial or office zones, Based on this criteria, it appears that the proposed location of Sycamore Grove project between the Campus Office lands south of Dublin Blvd. (which includes the proposed Kaiser hospital facility) and The Terraces and Fairway Ranch high density residential projects to the west and north is well suited for live-work uses. Page 2 of5 . PD Rezone - Project Description Svcamore Grove Residential Condominiums. March 2007 Work Uses Permitted: The work uses permitted in a live/work space or buildings vary widely and can depend on a number of factors. Work activities in live-work are intended to be those that are fully compatible with residential occupancies. These business uses might include single practioners such as attorneys, accountants, architects, psychologists/counselors, etc. Other work uses typically compatible with a home environment, such as home office and many arts, crafts and artisan type uses would also be acceptable. Manufacturing type uses such as fabrication and material handling activities are not permitted in live-work. There are also certain other business activities that are not permitted in live- work, such as restaurants, bars, kennels and group medical and other health care-related offices. A more detailed listing of permitted and prohibited uses pertaining to live-work units will be included in the Stage 2 PD Rezone document. Subject to the work activities permitted in the applicable zone, live-work projects in most communities are permitted to have a limited number of employees. Typically in live-work projects the number of employees is minimal. Most people tend to move on to dedicated workspace rather than have employees continually in their living space. The same is true of walk-in trade. Depending on the allowable uses and the specific use characteristics of the space some municipalities may treat the units as residential, others as commercial and others somewhere in between. The proposed live-work units are designed primarily as a residential occupancy with respect to building requirements. More specifically, with respect to Sycamore Grove units, parking is carefully controlled and allocated, signage is commercially scaled to the street and pedestrian requirements (but not to moving automobiles) and disabled access is provided to all building entrances. Parking/Access/Deliveries: Based on the general characteristics of existing projects, most live-work projects built today are occupied by single people, couples and empty nesters with minimal children. If at least one member of a couple works at home, that family unit may often have only one car. This also depends on other variables, such as proximity oflocal services, mass transit, etc., but it is clear that the parking needs and traffic generation associated with live-work units are different than those of normal housing, As such, live-work enables both the possibility offar less reliance on the automobile by its residents and the relief that diminished traffic impact brings to its neighbors. Most jurisdictions that allow live-work (e.g. Oakland, Berkeley, Larkspur, Truckee and Sonoma County) have settled on one to two spaces per unit as a live-work unit parking requirement, When client visits are anticipated, or employees permitted or walk-in trade are part of a project, then additional parking would need to be provided (either on street or off street) for those non-resident occupants of the spaces, Client visits by appointment are permitted under most jurisdictions' home occupations without added parking requirements. Experience with other live-work projects has shown that unless the individual spaces are excessively large and/or are configured with totally separate workspaces, an average of two spaces per unit (2.5 spaces/unit maximum) should be adequate even when employees and walk-in trade are permitted. Page 3 of5 . PD Rezone - Project Description Svcamore Grove Residential Condominiums. March, 2007 All of the parking spaces serving the live-work units will be located within the parking garage located to the rear of the units, Resident spaces will be located in a designated gated access area behind the live work units with pedestrian access provided directly from the garage to an interior private courtyard that serves the rear entries to those units. Guest spaces will also be located within the garage and will not be assigned to any specific unit. Guests and/or clients will need to travel from the garage via sidewalks on the adjacent streets or driveways to the front of the units along Dub]in Boulevard, which is the primary public access point to the live-work units. Parking will not be allowed on Dublin Boulevard per City regulation. With respect to use of the guest parking spaces, the live-work parking demand will occur when guest parking use of the designated spaces is at a minimum. Parking required for employees and walk-in trade associated with live-work units will occur during the day when resident and guest use is minimal. Parking demand for resident's guests will be highest on evenings and weekends when there is little or no live-work "business activity" occurring. Based on the 2.5 parking spaces that are provided for Sycamore Grove live-work units, it appears that adequate on-site parking is provided to accommodate the typical range oflive-work activities and expected traffic generation. Since delivery vehicles will not be allowed in the parking garage due to height and circulation limitations, short term unloading/delivery parking areas will be provided adjacent to the project site on Keegan Street and Lockhart Street. These areas would accommodate delivery vehicles associated with work activities in the ]ive-work units as well as moving vans during move in/move out periods. Resident and guest parking would be prohibited in these two locations. Any live-work units that have employees or walk-in trade will need to be disabled accessible in any areas occupied or used by employees and customers. The proposed Groves live-work units will have on grade access to the front public entries as well as to the rear private entries that will comply with applicable ADA standards. IIntidenzentProposat A new PD, Site Development Review (SDR) and Conditional Use Permit (CUP) will be proposed to the City of Dublin to specifically address the unique components of live-work units including standards tailored to their design features. The new Site Development Review proposal is intended to supersede the previous Fairway Ranch approval in 2003, pertaining to this portion ofthe original Project Site only. Live-work units will be proposed as a conditional use in the High Density Residential Zone as a building form included in this application. Uses listed in the Planned Development Plan would be permitted by right subject to application for a business license, Individual uses not listed herein or not determined to be a "like" use to those shown, shall be subject to an individual Conditional Use Permit for the specific use and "condominium" site subject to Planning Commission approval prior to occupancy. Specific restrictions and requirements regarding permitted uses and directions to purchasers as to the process required for approval of a workspace through the City shall be recorded against the ]ive/ work component of the project in conjunction with the final map for those units. Since the new architectural and site design for Sycamore Grove involves a totally different building Page 4 of5 . PO Rezone - Project Description Svcamore Grove Residential Condominiums. March, 2007 concept for this site than what was approved in the previous Fairway Ranch site deve]opment review approval in 2003, a new SDR application will be submitted to the City. The new SDR will not include any adjustments to the 304 condominium units approved for this site within the Fairway Ranch project as well as the requirement to provide 52 moderate-income units. Site Development Review approval by the City for each individual live-work occupancy will not be required as the CUP portion of this application is intended to cover this aspect of the design. A new CUP will only be required if the proposed use ofthe unit is not defined on the approved list of uses or cannot be determined to be a "like" use, The project site is located entirely within the limits of Parcel 3 of Tract Map 7453 which was approved in 2003. Since modifications to the Parcel 3 boundaries are not required to accommodate this project, a new tentative map will not required for this submittal. Page 50[5 . PO Rezone - Project Description