HomeMy WebLinkAbout4.05 The Groves Live-Work Units
CITY CLERK
File # D~[5J[DJ-~~
410-30
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: May 1,2007
SUBJECT:
Amendment to the Existing Area B-E Planned Development Plan to
add a listing of permitted uses for Live-Work units in conjunction
with the redesigned condominium portion ofthe Groves (formerly
Fairway Ranch) (PA 06-037).
Report prepared by Michael Porto, Planning Consultant
ATTACHMENTS:
Staff Report from April 17, 2007 City Council meeting, including
proposed Ordinance.
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Waive reading and adopt Ordinance approving the Amendment to
the Planned Development District for Dublin Ranch Areas B, C, D
and E to Include PD-High Density Residential with live/work units
for Sycamore Grove (formerly the condominium portion of Fairway
Ranch).
RECOMMENDATION:
FINANCIAL STATEMENT:
None
DESCRIPTION:
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 Grove. Phase I 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 Sycamore Grove project, which would be comprised of 304 condominium (for
sale) units as originally approved with PA 03-010.
The current application (P A 06-037) proposes to redesign and reconfigure the previous approval,
including additional parking, and substitutes a residential Live- Work townhouse component along Dublin
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COpy TO: Applicant/Owner
In-House Distribution
Page 1 of2
ITEM NO. !f. ~
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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 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 of22 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 corners 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
During the April 17, 2007 City Council meeting, the City Council raised questions regarding the
proximity of parkland and the ability of establishing a day care facility. Staff described the adjacent
parkland and indicated that small family daycare facilities are allowed by right for residential property.
The City Council also discussed the potential for competing uses occupying the live/work units.
Council voted to approve the amended Site Development Review and introduced and waived the first
reading of the Ordinance amending the Planned Development district for Dublin Ranch Areas B, C, D and
E to include PD High-Density Residential with live/work units with a listing of permitted, conditionally
permitted and prohibited uses.
RECOMMENDATION:
Staff recommends that the City Council waive reading and adopt Ordinance approving the Amendment to
the Planned Development District for Dublin Ranch Areas B, C, D and E to Include PD-High Density
Residential with live/work units for Sycamore Grove (formerly the condominium portion of Fairway
Ranch).
Page 2 of2
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AGENDA STATEMENT
CITY COUNCIL MEETING DATE: April 17, 2007
SUBJECT:
PUBLIC HEARING: PA 06-037 Sycamore GroveIFairway
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).
Report Prepared by Michael A. Porto, Consulting Project Planner
ATTACHMENTS:
1) 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.
2) Resolution approving an amendment to the Site Development
Review for Sycamore Grove within the Fairway Ranch Project P A
06-037.
3) Vicinity Map.
4) Location Map.
5) Applicant's submittal package dated March 21, 2007.
6) Planning Commission Minutes.
RECOMMENDATION: 1) Receive Staff presentation;
^ V 2) Open the public hearing;
LJ\ 3) Take testimony from the Applicant and the public;
4) Close the public hearing;
~ 5) Deliberate;
6) Waive reading and introduce an Ordinance (Attachment 1)
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; and
7) Adopt Resolution approving the amended Site Development
Review for Sycamore Grove/Fairway Ranch (P A 06-037)
(Attachment 2).
__________________ W~ ~____________________
COpy TO: Applicant/Property Owner
File
In House Distribution
Page 1 of 12
5-1-01 _ ~-l~
Ar+Achmen+
J:\P A#\2006\06-037 The Groves Condominium\CaCCSR Groves 4-17-07.doc
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FINANCIAL STATEMENT:
None.
21/P;-
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 Grove. Phase I 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 Sycamore Grove 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 substitutes 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 amended Site Development Review is proposed to 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 ~edium-density residential respectively.
Currently, the average existing slope across the Sycamore Grove site is typically less than I % 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.
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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 ProposaVProject 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 corners 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 the General Plan.
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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 Live/Work units encourage a balanced mixed-use community, as supported by the Eastern Dublin
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 ~nsistent 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 business 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 units 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 (Attachment 1) and would be subject to obtaining a City business license.
Planned Development rezone (now commonly known as Stage 1 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 IT would be development of the easterly portion.
Page 4 of 12
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Site Development Review
The Site Development Review is required to address: I) 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 units and two standard 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
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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
Plane 3 Bedrooml 1,375 sf 16 18 34
Plan C-L 3 Bedroom with Loft 1,519' sf 4 4 8
subtotal 135 143 278
PlanD Townhouse 1,800 sf 2 2 4
Plan E LivelWork Units 2,150 sf 11 11 22
TOTAL 148 156 304
Live-Work Units - Each of the twenty-two 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 of less than a third of the overall square footage of the Live-Work unit.
Levels two and three include exclusive living quarters comprised of two bedrooms, two b~throoms, 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 be optionally
partitioned as a third bedroom subject to building code requirements. The Live-Work units will have
Page 5 of 12
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direct access at grade from the parking area to the Live-Work Garden Co~ 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 LiveIWork 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.
Condominium 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 pennitted uses approved with the existing Area B-E Development
Plan, and proposed densities remain within the standards established.
Parking
The original 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 zonmg provides allowances, and the City has the
ability to grant reductions, in parking requirements in exchange for providing senior apartment units and
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as an incentive to provide affordable housing units. Since corresponding requirements for reduted
parking were not stipulated, a parking study was conducted with recommendations as to the minimum
parking ratio requirements for each housing 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 577 parking spaces and blended parking ratios for both affordable and market rate
units, the 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 pl~, resident parking for all of the units and most of the guest or
customer parking is provided withU1 structured parking. The current proposal would provide a total of
744 parking spaces compared to the 577 spaces approved for the original304-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 I-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 level (ground level) of the structure
with direct access to the Live-Work Garden Court along the rear of the 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 Also, since this project provides parking in excess of standard
requirements, any overflow parking should be easily 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
Off-Street Parking And Loading Regulations (Chapter 8.76). The table below depicts the number of
parking spaces shown on the parking plan for the revised Sycamore Grove condominiwn residential
project.
Page 7 of 12
, Table 2: Parking Summary
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RESIDENT
Reauired 1 bedroom or leae 94x1= 94 38 56
2 bedroor.p..cr 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 Sub-Total
Provided 284 302 586
GUEST
Required .5 soace per unit .5 x 304 = 152 74 78
Provided Standard 64 65 129
Accessible 5 4 9
Surface/Street 10 10 20
Guest Sub-Total
Provided 79 79 158
Total SDaces 666 363 381 744
Over All 2.45
Ratio SoaC8s/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 shingles, wooden accent trims, and window mullion patterns. Attention has been paid to
the articulation of exterior fa~ades, rooflines, window openings, and terraces. The residential Craftsman
qualities are further expressed with trellises and low arches over balconies, metal railings, upper sash
Page 8 of 12
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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
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 areas of interest. Plantings
will be used to provide residential scale, provide shade, and buffer the architecture.
Page 9 of 12
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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
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 LiveIWork 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, 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.
Planning Commission Hearing
The Planning Commission, at their hearing of March 27, 2007, reviewed the proposed project and the list
of permitted and conditionally permitted uses and asked a series of questions relative to architectural
design specifically roof material. Staff and the applicant responded to the questions and the Planning
Commission moved to approve the project, recommending it to the City Council for review and approval.
Because the original approval for the project was by the City Council, the Planning Commission deferred
their authority to the City Council for consistency with the original approval. Minutes from the Planning
Commission meeting are included as Attachment 6.
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 pedestrian entrance areas off of Keegan and Lockhart Streets. A
condition of approval has been included for Public Art (see Attachment 2 Condition 3, page 4) and will be
initiated at a future date. The required easement defining the location of the public art areas will be shown
on the final map.
Page 10 of 12
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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.
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 EIR 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.
Page 11 of12
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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.
The additional parking brings the project into compliance with the current 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) Waive reading and introduce an Ordinance (Attachment 1) 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, and 7) Adopt Resolution approving the amended Site
Development Review for Sycamore GroveIFairway Ranch (P A 06-037) (Attachment 2). .
Page 12 of 12
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ORDINANCE NO. XX- 07
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
***********************************************
APPROVING AN AMENDMENT TO THE PLANNED DEVELOPMENT DISTRICT OF
DUBLIN RANCH AREAS B, C, D AND E (P A 96-039) SPECIFICALLY FOR THE PROJECT
KNOWN AS SYCAMORE GROVE WITHIN FAIRWAY RANCH (PA 03-010) LOCATED
WITHIN THE EASTERN DUBLIN SPECIFIC PLAN AREA TO INCLUDE LIVE-WORK UNITS
WITHIN THE PD-HIGH-DENSITY RESIDENTIAL ZONE
PA 06-037
The Dublin City Council does ordain as follows:
SECTION 1: Recitals
A. By Ordinance No. 24-97, the City Council rezoned the approximately 452.6 acres known
as the Dublin Ranch Areas A,B,C, D and E to a Planned Development Zoning District, which allows for
residential uses in the Sycamore Grove project (PA 06-037) within the Fairway Ranch project (pA 03-
010), which is a part of the PD District known as Dublin Ranch Areas B, C, D, and E (PA 96-039).
B. This Ordinance amends the Planned Development Zoning to allow Live-Work units to the extent
that such units allow a work use that is accessory to the primary residential use in the Sycamore Grove
project (P A 06-037) within the Fairway Ranch project (P A 03-010), which is a part of the PD District
known as Dublin Ranch Areas B, C, D, and E (PA 96-039).
SECTION 2: Findings
A. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as
follows.
The Planned Development rezone for PD-High-Density Residential with Live-Work Units for the PD
District known as Dublin Ranch Areas B, C, D and E (P A 96-039), specifically for the Sycamore Grove
project (PA 06-037) within the Fairway Ranch project (PA 03-010) satisfies the following required
findings:
1. Development of the Sycamore Grove project under the PD-Planned Development zoning will
be harmonious and compatible with existing and future development in the surrounding area in
that the land uses establish neighborhoods, provide open space amenities, and allow for a
variety of housing types, including affordable housing. The land uses and site plan provide
effective transitions to surrounding development which is characterized by the proposed
vehicular and pedestrian circulation system.
2. The proposed Planned Development rezone for PD-High Density Residential with Live-Work
Units for the Sycamore Grove project has been designed to accommodate the topography of
the project site which typically is characterized as vacant, sloping from north to south suitable
for High Density Residential development, and therefore physically suitable for the type and
intensity of the proposed development.
3. The proposed Planned Development rezone for PD-High Density Residential with Live-Work
Units for the Sycamore Grove project will not adversely affect the health or safety of persons
1 Y P{ 1<6
residing or working in the vicinity, or be detrimental to the public health, safety and welfare in
that the project will comply with all applicable development regulations and standards and will
implement all adopted mitigation measures.
4. The proposed Planned Development rezone for PD-High Density Residential with Live-Work
Units for the Sycamore Grove project is consistent with the Dublin General Plan, the Eastern
Dublin Specific Plan, and the PD-Planned Development zoning district for Dublin Ranch
Areas B, C, D and E (PA 96-039) adopted in 1997 by City Council Ordinance 141-97, and the
Fairway Ranch project (P A 03-010) approved in 2003 by City Council Resolution 149-03 in
that:
(a) The General Plan designates the subject property as high density residential, but does
not expressly preclude accessory commercial uses within this designation.
(b) The Eastern Dublin Specific Plan designates the subject property as Town Center-
Residential, but does not expressly preclude accessory commercial uses within this
designation. Live-Work units constitute an accessory use consistent with the City's
General Plan and the Eastern Dublin Specific Plan because the primary use of the units
will be residential.
(c) The square footage of the proposed Live-Work units reflect the accessory nature of the
commercial portion of the units as the square footage of each Live- Work unit dedicated
to "work" purposes is less than one-third of the total square footage of each Live-Work
unit. Furthermore, commercial uses are restricted to those owned and operated by the
unit owner or unit tenant.
(d) 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."
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
proposed Live- Work units promote a balanced mixed-use community as supported by
the City's General Plan and the Eastern Dublin Specific Plan.
(e) Both the General Plan and Specific Plan encourage variety within the housing options
for Dublin residents which the proposed Live-Work units would uniquely achieve.
B. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council additionally finds as
follows.
1. The Planned Development rezone for the PD-High Density Residential with Live-Work Units
for the PD District known as Dublin Ranch Areas B, C, D and E, specifically for the Sycamore
Grove project (P A 06-037) within the Fairway Ranch project (P A 03-010), meets the purpose
and intent of Chapter 8.32 in that it provides a comprehensive development plan that is
tailored to the proposed land use designations within the site, creates a desirable use of land
that is sensitive to surrounding land uses by virtue ofthe layout and design of the site plan, and
uses creative design and a mix of complementary uses to create open space areas, residential
neighborhoods, and public facilities within the Area.
2
151 tt
2. Development of the Sycamore Grove project under the PD-Planned Development zoning will
be harmonious and compatible with existing and future development in the surrounding area in
that the land uses establish neighborhoods, provide open space amenities, and allow for a
variety of housing types, including affordable housing. The land uses and site plan provide
effective transitions to surrounding development which is characterized by the proposed
vehicular and pedestrian circulation system.
C. Pursuant to the California Environmental Quality Act, the proposed project generally was
addressed by a program EIR (SCH#91103064) certified on May 4, 1993 and August 22, 1994 by City
Council Resolution 51-93 for Dublin General Plan's Eastern Extended Planning Area and the Eastern
Dublin Specific Plan area and a DKS Associates Traffic Study dated December 15, 1992. An Initial
Study was prepared for the proposed Fairway Ranch project (PA 03-010) and a determination was made
that the proposed project is within the scope of the EIR previously certified and Negative Declaration
adopted by City Council Resolution 140-97 which addressed an area of approximately 453 acres in
Dublin Ranch Areas B through E, including a variety of residential and non-residential uses, as well as a
community park and that no additional negative impacts requiring additional mitigation would result from
the proposed proj ect. Therefore, as required, prior environmental documentation has been determined to
support approval of the proposed project.
0'1
D. At its meeting of March 27, 2007, the Planning Commission adopted Resolution 07-XXX
recommending adoption of uses in the Planned Development rezone of Dublin Ranch Areas B, C, D and
E (pA 96-039) include PD-High Density Residential with Live-Work Units specifically for the project
known as Sycamore Grove (PA 06-037) within Fairway Ranch (PA 03-010) located within the Eastern
Dublin Specific Plan Area.
SECTION 3:
Pursuant to Chapter 8.120 of the City of Dublin Municipal Code, the rezone for PD-High Density
Residential with Live-Work Units is approved for the Sycamore Grove project within Fairway Ranch, 304
units of high-density residential (including 278 condominium flats, 22 Live- Work townhouses, and four
standard townhouses) on approximately 6.4 net acres of generally vacant land located north Dublin
Boulevard between Keegan Street and Lockhart Street.
APN:985-0027-001
A vicinity map showing the Planned Development Plan area is shown below:
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SECTION 4.
The Planned Development district is hereby amended to include the following:
5A. PD - Hh!h Density Residential with Live-Work Units
Residential uses shall conform to those permitted and conditional uses listed under 5. PD-Hi2h
Density. In addition, Live-Work units may be used for certain commercial purposes to the extent
that such commercial use is accessory to the primary residential use of the Live- Work units, subject
to the provisions of this Ordinance. Commercial uses in Live- Work units shall be operated by the
unit occupant, whether unit owner or unit tenant. Commercial uses shall not occupy more than one-
third ofthe total square footage of the Live-Work unit, as indicated in the Applicant's submittal dated
March 21,2007 and on file with the Community Development Department. All uses of Live-Work
units shall be in accordance with the following:
Permitted Uses:
a. Local-serving retail and craft-related uses including but not limited to:
1. Art Gallery
2. Artist, Graphic Design and other Artisan-related studio
3. Jewelry Artisan
4. Book Store (except adult bookstore)
5. Clothing! Apparel! Accessories fabricated on the premises
6. Computers/Electronic Equipment service and repair
7. Craftsperson shop (woodworking, furniture making, ceramics, etc.) subject to
applicable restrictions listed under Prohibited Uses section.
8. Photographic Supply Store
9. Photography Studio
10. Picture Framing Shop
11. Other uses found to be consistent by the Community Development Director
b. Business/professional offices and service establishments including but not limited to:
1. Administrative Offices
2. Bookkeeper
3. Business Services
4. Counseling Services
5. Desktop Publishing
6. Employment Agency/Executive Search Consulting
7. Financial Services including Mortgage Broker and Financial Planner
8. Professional Offices and Services including: Appraisal, Accounting, Architectural,
Engineering, Legal, Optometric, Miscellaneous Consulting Services, etc.
9. Real Estate or Insurance Office
10. Travel Agent
11. Tutor/Educational Consultant/Instructor
12. Writer/Technical Advisor
13. Other uses found to be consistent by the Community Development Director
Conditional Uses:
1. Medical or Dental Offices
2. Sale of food and/or beverages, prepared on the premises by the owner or tenant
4
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Prohibited Uses:
a. Any occupancy classified as an H occupancy by the California Building Standards Code
b. Adult businesses
c. Vehicle maintenance or repair (e.g., body or mechanical work, including boats and
recreational vehicles, vehicle detailing and painting, upholstery, etc.)
d. Welding, or any open flame work
e. Machinery-related uses or activities
f. Activities involving biological or chemical substances or storage of flammable liquids or
hazardous materials that are not normally associated with residential use, require a
controlled environment or may pose a health hazard
g. Storage or Recycling, except as incidental to and in support of a permitted use for live-
work units
h. Grooming, breeding, training, boarding or raising of dogs, cats, or other animals for
profit
1. Veterinary services including animal hospitals, kennels and associated services
J. Medical and dental clinics and laboratories
k. Repair shops (of appliances, furniture, and similar items as determined by the Director of
Community Development), fix-it shops, or plumbing shops
1. Drinking and dining establishments (i.e., bars and restaurants)
m. Dance or night club
n. Take out food shops
o. Sale of food and/or beverages, other than those items prepared on the premises
p. Teaching of organized classes totaling more than six persons at a time.
q. Dry Cleaners and Laundromats
r. Fortune telling
s. Astrology, palmistry, massage and head shops and similar uses.
t. Uses with more than one full-time employee working within the live-work unit (in
addition to the permanent residents ofthe unit).
u. Any other activity or use, as determined by the Director of Community Development to
not be compatible with residential activities and/or to have the possibility of affecting the
health or safety of live/work unit residents, because of the potential for the use to create
dust, glare, heat, noise, noxious gasses, fumes, odor, smoke, traffic, vibration, electrical
interference or other impacts, or would be hazardous because of materials, processes,
products, or wastes
SECTION 5.
Any amendments to the uses in the zone PD-High-Density Residential with Live-Work Units shall be in
accordance with section 8.120 ofthe Dublin Municipal Code or its successors.
SECTION 6.
This Ordinance shall take effect and be enforced thirty (30) days following its adoption. The City Clerk
ofthe City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City
of Dublin in accordance with Section 36933 of the Government Code ofthe State of California.
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SECTION 7.
All provisions of the Planned Development rezone shall remain in full force and effect, except as
expressly modified herein.
PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin, on this 1st
day of May 2007, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\P A#\2006\06-03 7 The Groves Condominium\CC\Ordinance.DOC
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