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HomeMy WebLinkAboutStudy Session 12/9/08 - Avalon Dublin Station PA06-060AGENDA STATEMENT kNNING COMMISSION MEETING DATE: December 9, 2008 SUBJECT: STUDY SESSION: PA 06-060, Avalon Dublin Station (Transit Center Site C) for Stage 2 Development Plan and Site Development Review submitted by Avalon Bay Communities, Inc. Report Prepared by Mike Porto, Consulting Planner ATTACHMENTS: 1) Applicant's Proposal/Design Package ' RECOMMENDATION: 1) Receive Staff presentation and provide direction. PROJECT DESCRIPTION: The proposed project, Avalon Transit Center Site C (C1 & C2), is a mixed use project comprised of 405 apartment units, 15,115 square feet of retail space, and 684 spaces of structured parking within two buildings on a combined 7.2-acre site located within the Transit Center Village planning area. Background In 2002, the 90-acre Transit Center Village was incorporated into the Eastern Dublin Specific Plan area (PA 00-013). The area originally was part of the Camp Parks Reserve Forces Training Area (Parks RFTA) owned by U. S. Army but was placed under the ownership of Alameda County Surplus Property Authority (ACSPA) through a series of land exchanges. Part of the land exchanges resulted in BART ownership of approximately 15 acres for a transit station and parking structure adjacent to I-580. The Transit Village Planning Area generally is located south of Dublin Boulevard (with exception of the neighborhood park), north of Interstate 580 (I- 580), east of the Iron Horse Trail (a recreational greenbelt along an abandoned railroad right-of-way), and west of Arnold Road. The large contiguous area under common ownership provided an opportunity for development of a mixed use, high-density residential community adjacent to a major transportation corridor. Because of its government ownership, most of the area at that time was designated as Public Lands and (with exception of the transit station) was zoned for agriculture. ..9fr - .3. .r ?,¦rrri .1' S' U"'1r 1.,, tars 45+ a ? GOr?trr Dv r• :l ? 1 Map 1: Vicinity Map Y # I a3Y¢r_17? yR? C. s F ? :A, Rr Avalon Dublin Station ='"za.# Ord aa, OW liarfo ??tJy The approvals in 2002 included: Amendments to the General Plan and the Eastern Dublin Specific Plan; Stage I Planned Development zoning; and Tentative Parcel Map No. 7892 which established a number of development sites and areas of public use. The public use areas are: the BART Station and parking structure, a neighborhood park, a PG&E substation, and public rights-of-way. The BART station and parking structure have been completed and are operating. COPIES TO: The Applicant The Property Owner Page 1 of 8 G: IPA #12006M-060 Dublin Transit Center Site ClStudy Session Dec 9 2008Dub-AvalonTC-Site-SS-PCSR.doc ITEM NO. The development sites were designated as: A (Al, A2 & A3) - all residential; B (BI & 132) - both residential with ancillary commercial on Site 132; C (C l & C2) - apartments with ground floor ancillary commercial (the subject of this application); D (D1 & D2) - hotel and office; and E (E1 and E2). To date, completed projects include. A2 - Camellia Place, a 112-unit affordable apartment complex; B1 - Elan, a 257-unit condominium project; and B2 - Avalon Transit Center Site B - a mixed-use project of 305 apartment units with approximately 12,750 square feet of ground floor retail space also constructed by the Applicant for the proposed project (refer to Map 2 below). The Dublin Transit Center Master Development Agreement between the City and the Alameda County Surplus Property Authority was approved in May 2003 by Ordinance 05-03 for a 5-year term with an effective date of June 13, 2003. Location & Existing Use Site C (C I & C2, combined) is a 5-sided site located immediately north of the BART station underpass entry. The site is located within the loop area at the intersecting terminus of the two streets providing access to the BART station. These streets are Iron Horse Parkway to the east and Demarcus Boulevard to the west. Site C is comprised of two legal parcels of approximately 3.6 acres each divided by a north- south spine or corridor shown on the plan as Hamlet Lane. C-1 is to the west and C-2 is to the east (see Page 2, Map 3). The site currently is used as a surface parking lot of approximately 1,086 spaces for the BART station. Eventually these spaces will be replaced in the 1,528-space BART station parking structure. Additionally, there are 295 surface parking stalls. Once this project is constructed, there will be 1,528 parking structure spaces and 295 surface parking stalls. Z ¢ Y G a U_ °g d DUBLIN BL Camillia Place A2 - ? J ' 'p0 j ' CAMPBELL GREEN F Elan B l ti l *rs e w. Future R? _ ?? Apts A3 I Map 2 - Aerial Photo Project Site Surrounding Uses ' Uses surrounding and adjacent to the project site are described as: Future Office E2 a) To the north by the high density residential and mixed use projects mentioned above on Site B1 (Elan) and Site B2 (Avalon Transit Center Site B) located across from the project site by a village green/community greenbelt, known as Campbell Green; b) To the southeast across Iron Horse Parkway by the recently completed BART Station parking structure and bus parking along the opposite side of Iron Horse Parkway; Avalon at Dublin Station 1 132 Future Hotel Office D I /D2 Page 2 of 8 c) To the east by Site D1 planned for hotel and/or office use but currently vacant and used for construction staging; d) To the south across the transition from Iron Horse Parkway to Demarcus Boulevard by the BART Station and underpass beneath the I-580 right-of-way to the BART station platform; and e) To the west across Demarcus Boulevard by an open-air bus terminal, surface parking, and a Pacific Gas & Electric power substation. Proposed Project The proposed mixed-use project includes two apartment buildings totaling 405 units, with structured parking abutting each of the two buildings, and approximately 14,805 square feet of ground floor commercial space on Site C-2. The two parcels ? gyy CAMPBELL LANE oq _ ,1 s :OURT FT PG&E yL AREA ?! UBSTATIO AVALON DUBLIN STATION- SITE C 3 / ?,- - CAMPBELL GREEN - - _: IsU(?DING C1 BUILDNG C2 S _ a \\\Q\; CifAh.B?K, t?PAFKUx; j' \ GS v ?? Q combined comprise a 7.2- acre site. The o'ect also MPROEMENTSWIT'iINI HE DEVARCJS •`\\??\\? HORSE pr ? BOULEVARD AND IRCNHCRSERIGHT OF BART PARKING: WIL L BE ISSORARE i / MODIFIED AS includes 7,566 square feet CONCEPTUAL AND NEEDED TO MATCH THE APPROVED IMPROVEMENT PLANS FOR PM 7893 ground level space with b` N \'?-'T'?Tf'-N-ENTRY PHOJFI.T TO BE CONSTRUCTED IN TWO one section designated for PHASES WITH SITE. CI STARTING FIRST : AFMI CITF f.7 IN IOWINf. ? Pt leasing office and the other as recreation room space Man 3: Proposed Site Plan separated between Site C1 and C2. The Stage 1 Planned Development zoning for Site C was approved for High Density Residential use at a maximum of 405 units and 25,000 square feet of commerc al space for this site. The proposed density for this site is 56.25 units per gross acre which is within the maximum of 70 units per acre adopted under the master plan for the Transit Center Village. In keeping with the urban design plan adopted for the Transit Center Village in 2002, the site is divided as C-1 and C-2 which correspond to Parcels 2 and 3 of Parcel Mal) 7893. With the exception of the commercial space on Site C-2, the sites are a virtual mirror image separated by a private pedestrian and vehicular right-of-way. The project is proposed to be constructed in two phases with development of Site C-1 as the first phase and Site C-2 as the second. • Residential -The residential structures will be located within the northerly portion of Site C while the parking structures are located in the southerly V-portion. The 4-level building on Site C-1 (west side adjacent to Demarcus Boulevard) includes 200 units, and the building on C-2 includes 205 units for a total of 405 units. The portion of the building; along the east side adjacent to Iron Horse Parkway is four levels of residential uses above one leN el of ground floor commercial. The residential uses are oriented towards both public open space area and private common open space area. The village greenbelt identified in the Transit Center Village master plan currently is identified as Campbell Green. This area provides public open space to the north. Campbell Green is accessed by Campbell Lane which encompasses this open space area. Each building also is designed around a ground level open area which would provide private common area open space and recreational amenities for the residents of the proposed project. • Commercial - Approximately 14,805 square feet of commercial/retail space is proposed to be located on the ground floor of building C-2 along Iron He rse Parkway between the corner at Page 3 of 8 Campbell Lane and the entrance to Parking Structure C-2. This retail space is directly across from the BART Station parking structure and the hotel and/or office uses planned for Site D1. It does not include the leasing office and recreation room space discussed below. • Parking Structures - A parking structure abuts the south side of each of the two apartment buildings. The parking structure on Site C-1 provides 311 spaces on 5 levels plus a portion of a sixth level. The parking structure on Site C-2 provides 373 spaces on 6 full levels, for a total of 684 spaces. Primary vehicular access to the parking structure on Site C-1 is taken from Demarcus Boulevard on the west near the leasing office and west of the transition with Iron Horse Parkway. Primary access to the parking structure on Site C-2 would be taken from Iron Horse Parkway adjacent to the commercial space. • Leasing Office and Amenity Recreation Room - Two spares are located at ground level along the southerly end of each parking structure. A leasing office of approximately 3,831 square feet is located on Site C-1. A recreation room or amenity area o:- approximately 3,735 square feet is located across the ground level plaza on Site C-2 at the end cf the central spine between Sites C-1 and C-2. The total area for these two spaces is 7,566 square feet and is not considered as commercial space or contributing to residential parking dema:ld. The corridor or right-of-way that separates Sites C-1 and C-2 is identified as Hamlet Lane. Hamlet Lane connects to Campbell Lane and serves as a pedestrian corridor through Site C ending in a cul-de-sac and pedestrian plaza at street level directly across from the Dublin-Pleasanton BART Station and underpass to the BART platform on the opposite side of Iron Horse Parkway. The building lobby for each of the two sites and secondary access to each of the two parking structures are located off of Hamlet Lane. This street also accommodates emergency and trash collection vehicles. Stage 2 Development Plan Most of the standards and requirements of a Stage 2 Development Plan required by Chapter 8.32.030 B. of the Zoning Ordinance were addressed, approved, and adopted with the Stage 1 Planned Development Zoning adopted by the City Council for all of Dublin Transit Cent;r in December 2002 (PA 00-013). The Stage 1 Planned Development zoning established the permitted, conditionally permitted, and accessory land uses; site areas and proposed densities; maximum number of residential units and non- residential square footages; and, a Master Landscaping Plan. For Transit Center Site C, the Stage 1 Planned Development Zoning; allows for a maximum of 405 high density residential units and 25,000 square feet of commercial on approximately 8.58 gross acres of land. The proposed unit total complies with the Stage 1 Planned Development standards in terms of maximum number of units approved for this site, maximum amount of commercial space approved for this site, building height for high density residential, building setbacks, and minimum parking standard of 1.5 spaces per unit for residential land uses. The approved development standards suggested high-density residential development in 4-stories, or 5 stories either over podium parking or with the units "wrapped" around the parking structures as is the case with this project and Avalan's first project. The adopted Planned Development zoning also limits commercial use to ancillary retail and services to ground floor frontage along Iron Horse Parkway. The development of Site C complies with the Stage 1 Planned Development Zoning for the Dublin Transit Center as it is compatible with the Dublin Transit Center land use concept to maximize transit opportunities presented by the adjacent Dublin/Pleasanton Bay Area Rapid Transit (BART) Station and will contribute to an accessible and pedestrian-friendly environment in proximity to the BART Station. The Stage 2 Develofinent Plan for Avalon Transit Center Site C has been designed to be consistent with the Stage 1 standards stated above. The proposed Site Development Plan is reflective of the Stage 2 standards in terms of lot area, lot dimensions, lot coverage, Page 4of8 type and number of units, location and number of parking spaces, :3etbacks, architecture, and affordable housing. Parking The parking standard approved with the Planned Development zoni:ig for the Transit Center Village was established at 1.5 spaces per unit. Based on this standard, the residential parking requirement would be 608 spaces. The parking standard for commercial space is 3 spaces per 1,000 square feet which would require 46 spaces. The space for the leasing office and recreation room has not been assigned a parking standard. It is assumed that uses of the recreation room will be re3idents or their guests. However, an allowance of seven parking spaces has been anticipated for the leasing office. The project provides for 720 spaces (66 more than required) which include: 684 spaces in the two 5-level or 6-level parking structures, and 36 spaces on private, curbside streets along Campbell Lane and Hamlet Lane. Over all, available parking within the structures or along the perimeter of the project would satisfy the parking requirements adopted as part of the Transit Center Villa;;e master plan. In addition, there are 40 public streetside parking spaces adjacent to the project. A parking management analysis has been provided to control guost, service, and retail parking. The minimum size parking stalls in each structure would be 8' 6" wide by 18' 0" deep with most larger at 9' 0" wide. Site Development Review The Site Development Review includes: site plan, architectural design, landscape plan, and streetscape improvements. The site layout and design is intended to create an irr, age consistent with an urban lifestyle and encourage pedestrian circulation. Site Plan In addition to the description above of the residential, commercial, and parking areas, each residential structure wraps around an outdoor courtyard area that provides private common area open space. The common recreation area on Site CI includes: hard surfaces with tables, umbrellas, and chairs; outdoor kitchen and fireplace; and small lawn areas. The space on Site C2 includes: the pool, spa, deck, and amenities related to poolside water recreation. These areas are supplemented by the 3,784 square foot recreation room near the southerly end of the site. Architecture/Design Standards The Stage 1 Planned Development zoning adopted for the Transit Center Village addressed design standards for public areas only. The proposed architecture of the two structures is consistent with the projects constructed to date. Building exteriors have ample exterior articulation and variable color palette to minimize visual mass and scale. The roof lines generally are parapet structures that are flat with a cap or cornice of metal. Other segments are topped by short awning or mansard style structures finished with terracotta colored concrete S-tiles. The building segments are distinguished by the exterior materials and colors. Building corners and entries are identified by additional height and materials. The ground floor commercial fagade along Iron Horse Parkway, building entries, and the special purpose structures, such as the leasing office and recreation room, would be clad or finished with a contrasting material, such as manufactured stone. Vertical mass is addressed by distinguishing between material far the ground floor and the upper residential floors by color or finish, such as concrete scoring, reveals, stucco bands, and perforated metal siding or lap siding on the recessed or lower residential levels. Some upper level windows are accented by awnings, and upper level balconies are finished with stucco or protected by iron railings; some top- level balconies may be covered by an open trellis. Page 5 of 8 The adopted design standards state that the exteriors of buildings with above-grade parking levels will need to be designed with materials and architectural elements that tie together parking levels with office or residential uses on the upper stories. Substantial measures were taken with the design to integrate the exterior of the parking structures facing Iron Horse Parkway and Demarcus Boulevard with the exterior of the residential structures of the project in the form of similar exterior colors, finishes, and window pattern similar to the residential structures. The design result is a well coordinated architecturally interesting and unobtrusive garage that accents and enhances the overall design of & e project. Floor/Unit Plans The proposed project offers studio, one-bedroom, two-bedroom, and three-bedroom floor plans in twenty- seven (28) different floor plan configurations that vary in size and layout. All plans are single level; there are no walk-up or townhome configurations. The units would range in size from 570 square feet for the smallest studio apartment (Plan S1) to 1,398 square feet (Plan C6) for the largest 3-bedroom unit excluding private decks, balconies, or patio areas. The distribution of units by floor plan generally is shown in the following table: Table 1: Unit Total by Floor Plan Unit Size/# of bedrooms No. of Units % of Total _ Plans studio 23 units 5.5% 3 Plans - S1, S2 & S3 one-bedroom 177 units 44% 6 Plans - All, A2, A3, A4, A5 & A6 two-bedroom 174 units 43% 13 Plans - B1, B2, b3, B4, 65, B6, B7, B8, B9, B10, 1311, B12 & B13 three-bedroom 31 units 7.5% 6 Plans - C1, C2, C3, c4, C5 & C6 Total 405 units 100% The average unit size is 934 square feet. The variety of 28 floor plans, some with only a small number of units, reflects conformance of certain floor plans or spaces to the building exterior. Access to the units would be from interior corridors. A total 326 units (or 80%) covering 16 of the floor plans have some private open space in the form of decks, balconies, or patios ranging in size from 51 square feet to 77.5 square feet. Access and Circulation Avalon Site C is accessed by the surrounding streets which are Iron Horse Parkway to the east, Demarcus Boulevard to the west, and Hamlet Lane, the central spine between sites C-1 & C-2. Hamlet Lane is accessed by Campbell Lane to the north which encircles Campbell ireen. In addition to building access from the parking structures, there are eight pedestrian access points to the buildings. Four staircases and three elevators per building provide access to each floor. Trash staging and collection is located in two areas per building. One location would be on the ground floor of each parking structure on both sides of the cul-de-sac at the end of Hamlet Lane. The other is located along the northerly facade of each building near the corners for access of the trash receptacles (dumpsters) to Campbell Lane on collection days. Streetscape, Landscaping and Fencing The preliminary landscape plan for Site C was prepared by The Guzzardo Partnership, Inc. in accordance with the Dublin Zoning Ordinance and the Dublin Transit Center Stage 1 Development Plan. A variety of decorative paving is proposed throughout the project, especially at the terminus of Hamlet Lane and within the plaza area in front of the leasing office and recreation room. The project is proposed to have perimeter landscaping and streetscape plantings on all four sides of the project, as well as, along the Hamlet Lane corridor and within the two internal common space areas. The streetscape along Iron Horse Page 6 of 8 Parkway and Demarcus Boulevard would be a continuation of the hardscape improvements and plant theme materials as those adjacent to Sites B1 and B2 to the north. Campbell Green - The proposed project is located immediately to the south of an area that has been developed as a 1-acre village greenbelt area with passive recreation amenities now known as Campbell Green. This 1-acre area located between Sites B and C was developed with Avalon Transit Center Site B- 1 and 2 abutting the northerly side of the green. Campbell Green presents a park-like setting which includes ample lawn areas and a plaza with seating beneath wood trellises. It is a supplement to the common area open space and recreation amenities on site. Vesting Tentative Tract Map 7929 Although the project is proposed for occupancy as apartments, a Vesting Tentative Tract Map is being processed along with the Site Development Review and Stage 2 Planned Development to provide for condominium development. The project will be constructed to condominium standards. Sound Attenuation A mitigation measure contained in the Environmental Impact Report for the Dublin Transit Center requires site specific acoustic reports to be prepared by qualified acoustical consultants. The report must include detailed identification of noise exposure levels on the individual project site and a listing of specific measures to reduce both interior and exterior noise levels to normally acceptable levels including but not limited to glazing and ventilation systems, construction of r_oise barriers and use of buildings to shield noise. Affordable Housing The affordable units provided would be in conformance with requirements of the Inclusionary Zoning Ordinance, as well as the terms of the Master Development Agreement as it pertains to the provision of moderate income units within the Dublin Transit Center. In accordance with the Master Development Agreement, the Applicant would provide 10% of the 405 units proposed as affordable. ENVIRONMENTAL: The Project is within the scope of the Final Environmental Impact Report for the Dublin Transit Center General Plan Amendment, Eastern Dublin Specific Plan Amendment, Stage 1 Planned Development Zoning, Tentative Parcel Map, and Development Agreement (SCH 2001120395) which was certified by City Council Resolution No. 215-02 dated November 19, 2002. Pursuant to the California Environmental Quality Act, the proposed project may be found to be exempt from CEQA pursuant to Government Code section 65457 for residential projects that are consistent with a Specific Plan. No further environmental review is required as the proposed project was included in previous environmental assessments and would not result in additional environmental impacts beyond those previous y addressed. RECOMMENDATION: Staff recommends the Planning Commission receive Staff presentation and provide direction. Page 7 of 8 GENERAL INFORMATION: PROPERTY OWNER: APPLICANT: LOCATION: EXISTING ZONING: GENERAL PLAN DESIGNATION & EASTERN DUBLIN SPECIFIC PLAN: PUBLIC NOTIFICATION: Avalon Bay Communities, Inc. 400 Race Street, Suite 2)0 San Jose, CA 95126 Avalon Bay Communities, Inc. 400 Race Street, Suite 2)0 San Jose, CA 95126 Northeast of Demarcus Boulevard, northwest of Iron Horse Parkway, and south of Gimpbell Green (village greenbelt) and the extension of Campbell Lane [the extension of Martinelli Way] APN: 986-0034-005-02 Parcels 2 & 3 of Parcel Map 7893 PD-High Density Residential High Density Residential 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 Tri-Valley Herald and posted at several locations throughout the City. Page 8 of 8