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HomeMy WebLinkAboutPC Reso 10-36 PD Rezone-Dublin Transit Ctr RESOLUTION NO. 10 - 36 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING A PLANNED DEVELOPMENT REZONE WITH A RELATED STAGE 1 DEVELOPMENT PLAN AMENDMENT AND STAGE 2 DEVELOPMENT PLAN FOR THE DUBLIN TRANSIT CENTER SITE E-1 (ESPRIT AT DUBLIN STATION) LOCATED AT THE SOUTHEAST CORNER OF DUBLIN BOULEVARD AND IRON HORSE PARKWAY (APN 986-0034-011-00) PA 09-002 WHEREAS, the Applicant, D.R. Horton, Inc., has requested approval of Site Development Review for PA 09-002, Dublin Transit Center Site E-1, for the construction of a 105-unit townhouse community on approximately ±4.13 acres of land, located on a portion of Site E of the Dublin Transit Center, within the Eastern Dublin Specific Plan, at the southeast corner of Dublin Boulevard and Iron Horse Parkway; and WHEREAS, the project includes applications for a Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan, Site Development Review, and a Vesting Tentative Tract Map. The applications are collectively known as the "ProjecY"; and WHEREAS, the Project site is rectangular-shaped, flat, and currently vacant; and WHEREAS, the City Council adopted Resolution 216-02 in December 2002 approving a General Plan/Eastern Dublin Specific Plan Amendment; Ordinance 21-02 approving a Stage 1 Planned Development Zoning; and, Resolution 02-40 approving Tentative Parcel Map 7892, for the Dublin Transit Center. The 91-acre Transit Center site is located generally between the Iron Horse Trail to the wesfi, Dublin Boulevard to the north, Arnold Road to the East, and the BART station to the south; and WHEREAS, a Master Development Agreement for the Dublin Transit Center was adopted by Ordinance 5-03 in May 2003. The Master Development Agreement was then later amended by Ordinance 25-05, which set forth affordable housing obligations in the project area; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, pursuant to the California Environmental Quality Act, Staff has recommended that the project be found exempt from CEQA pursuant to Government Code section 65457 for residential projects that are consistent with a specific plan. The Project is within the scope of the Final Environmental Impact Report (EIR) 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. This recommendation is based on a determination that there are no supplemental impacts that would require preparation of a Supplemental EIR; and WHEREAS, a Staff Report, dated August 24, 2010 and incorporated herein by reference, described and analyzed the Project, including the proposed Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan, for the Planning Commission; and WHEREAS, the Planning Commission held a properly noticed public hearing on the Project, including the proposed Planned Development zoning, on August 24, 2010 at which time all interested parties had the opportunity to be heard; and WHEREAS, the Planning Commission considered the CEQA exemption, prior related environmental documents, and all above-referenced reports, recommendations, and testimony to evaluate the Project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the Dublin Planning Commission, for the reasons set forth in the findings in the attached draft ordinance, recommends that the City Council approve the ordinance attached as Exhibit A and incorporated herein by reference, which ordinance adopts a Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan for the Esprit at Dublin Station project. PASSED, APPROVED, AND ADOPTED this 24th day of August, 2010 by the following vote: AYES: King, Brown, Swalwell, Wehrenberg, Schaub NOES: ABSENT: , ABSTAIN: ~ PI nin mm' sion C ir ATT T;~ Planni ryg Ma ager G:IPA#120091PA 09-002 Site E-11PC 08 24 20101PC Att 1- Reso PD Stage 2.DOC 2 ORDINANCE NO. XX - 10 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING A PLANNED DEVELOPMENT REZONE WITH A RELATED STAGE 1 DEVELOPMENT PLAN AMENDMENT AND STAGE 2 DEVELOPMENT PLAN FOR THE ESPRIT AT DUBLIN STATION PROJECT APN 986-0034-011-00 PA 09-002 THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS: Section 1. RECITALS A. The Esprit at Dublin Station project site is 4.13 acres bounded by Dublin Boulevard and Martinelli Way beiween Iron Horse Parkway and Campus Drive. City Council Ordinance No. 21- 02 rezoned the approximately 91 acre area known as the Dublin Transit Center ("the Transit Center") to a Planned Development Zoning District and adopted a Stage 1 Development Plan for the entirety of the site. The 4.13 acre Esprit at Dubiin Station project site is within the 91- acre Transit Center, and is referred to as site E-1 in the Stage 1 Development Plan. B. In 2006, the Applicant received entitlements for a 300-unit residential project on the site with up to 15,000 square feet of commercial space. The project approvals included the Metropolitan at Dublin Station Planned Development Rezone with a related Stage 2 Development Plan (City Council Ordinance 04-06), a Vesting Tentative Parcel Map 7667 (Planning Commission Resolution 05-68), Site Development Review (City Council Resolution 06-06) and a Development Agreement (City Council Ordinance 05-06). C. The Applicant is seeking approval for an Alternate Project that could be constructed in place of the Metropolitan at Dublin Station project should market conditions warrant. The Esprit at Dublin Station Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan, as proposed, would permit the future development of up to 105 residential units on the project site. The Stage 2 Development Plan establishes the permitted, conditionally permitted, and accessory uses, site plan, site area and maximum proposed densities, maximum numbers of residential units by type, development regulations, architectural standards, and preliminary landscape plan for the 105-unit development. D. The Planning Commission recommended adoption of the Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan through Resolution following a properly noticed public hearing on August 24, 2010. E. The City Council considered the Planning Commission recommendation at a properly noticed public hearing on , 2010 at which time all interested parties had the opportunity to be heard. The City Council considered the prior environmental documents, and all above referenced reports, recommendations and testimony to evaluate the Project, including the Planned Development zoning. EXHIBIT A TO ATTACHMENT 1 Section 2. FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as fol lows: 1. The Esprit af Dublin Sfation Planned Development Zoning, including the Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan, meets the purpose and intent of Chapter 8.32 in that the development plan contains a desirable use of land that complements surrounding land uses, in particular that it provides a new type of residential unit to the Transit Center areas while continuing the concentration of high-density residential development envisioned in the Transit Center Stage 1 Development Plan. 2. The Planned Development Rezone with a related Sfage 1 Development Plan Amendment and Stage 2 Development Plan will be harmonious and compatible with existing and potential development in the surrounding area in that the Project will implement the high-density scale of development envisioned at the Transit Center in the General Plan and Eastern Dublin Specific Plan. The Project is generally similar to the character and density of existing development in the surrounding area and will create a good transition between the higher density residential units built in the Transit Center and potential future residential development across Dublin Boulevard at Camp Parks. It will provide attractive and interesting buildings and will provide pedestrian and bicycle connectivity between the BART station and Dublin Boulevard. B. Pursuant to Section 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows: 1. The Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan will be harmonious and compatible with exisfing and potential development in the surrounding area in that 1) the proposed development is consistent with the approved development for this property as approved under the Stage 1 Planned Development Zoning (as amended); 2) the proposed project is compatible with the surrounding area which is comprised of residential and commercial development; 3) the residential development will be compatible with the approved adjacent Avalon Bay development because the development consists of high-density townhouse units; 4) as designed, the architecture of the building including roof forms, colors and materials is compatible with the roof forms, colors and materials of the existing and approved buildings in the vicinity; 5) as shown on the Landscape Plans, the proposed landscaping is compatible with the existing and approved landscaping in the area including landscaping along Dublin Boulevard and street trees which conform to the requirements of the Dublin Transit Center Plan. 2. The Project site is physically suitable for the type and intensity of the zoning district being proposed in that 1) the Stage 1 Planned Development Zoning identified this property as having the potential to be developed with office, housing and/or retail and the proposed project will have high-density residential units which will conform to the approved land use for the property; 2) the proposed development will result in a density of 25.4 dwelling units per acre which is compatible with the High-Density Residential land use designations in the surrounding neighborhood; 3) the proposed 2 density and height of the buildings (three stories) will be compatible with the height of buildings in the surrounding area and will be compatible with the site which is located near the Dublin/Pleasanton BART station and a higher density is warranted to encourage use of the station and to take advantage of the close proximity to the public transit center; and 4) the proposed lot coverage of 47% is compatible with the approved and future Dublin Transit Center developments. 3. The Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan will not adversely affect the health or safety of persons residing or working in the vicinity or be detrimental to the public health, safety and welfare because 1) the proposed project will result in a high-density residential project that is compatible with existing and future development in the area as identified in the Dublin Transit Center Plan; 2) the site layout and design of the proposed buildings (project site) is compatible with the site layout and design of buildings in the neighborhood; and 3) as conditioned, the buildings will be operated in such a manner as to reduce impacts on the surrounding neighborhood. 4. The Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan is consistent with the Dublin General Plan and Eastern Dublin Specific Plan in that 1) the proposed 105 townhouse units are compatible with the approved uses for the site; 2) the overall design of the project is consistent with the design requirements discussed in the Dublin Transit Center Plan; 3) the proposed project is consistent with the Eastern Dublin Specific Plan because the Plan states that the Transit Center area should have a mix of uses and should have a pedestrian friendly environment which the proposed project achieves through the design of the residential project, site layout, and landscaping which together promote the use of the street and create a more pedestrian friendly environment; 4) the Proposed Project provides a new housing type that is not yet present in the Transit Center area to serve the needs of residents and employees in the neighborhood; 5) the proposed development is compatible with the General Plan Land Use designation of Campus Office that allows for the flexible use of the property as high density residential; 6) the proposed project is compatible with the General Plan Implementing Policy 2.1.1.13 which encourages high density residential projects where higher density is compatible with the surrounding uses and the density of the project is compatible with surrounding developments and a higher density in this case is warranted due to the location of the BART station which is less than one quarter of a mile from the property; and 7) the proposed project meets the intent of the Dublin General Plan that discourages projects that do not relate well to the surrounding developments and the proposed project is compatible with the neighborhood which includes office, high density residential and retail uses including mixed-use developments which are located across the street from and adjacent to (future) the property. C. Pursuant to the California Environmental Quality Act, the City Council finds that the Project is exempt from CEQA pursuant to Government Code section 65457 because it is a residential project that is consistent with a specific plan for which an EIR has been certified. The Project is within the scope of the Final Environmental Impact Report (EIR) 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. The City 3 Council finds that no further environmental review under CEQA is required for the proposed Project because there is no substantial evidence in the record as a whole that any of the standards under CEQA section 21166 or CEQA Guidelines sections 15162 and 15163 for the preparation of a subsequent or supplemental EIR are met. D. All of the above referenced resolutions and ordinances are incorporated herein by reference and available for review at City Hall during normal business hours. Section 3. ZONING MAP AMENDMENT Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Dublin Zoning Map is amended to rezone the following property ("the Property") to a PD-Planned Development district: 4.13 acres at the southwest corner of Dublin Boulevard and Iron Horse Parkway (APN 986-0034-011-00). A map of the rezoning area is shown below: cmaF aM ruuoN ` TAS.4M1WU1 CNEEK cuwvnwm vnwc Proiect Site ~ I I ~ o azw. ~ / o CNARA ~ r ouKweLw. avn mvoF weu eLw. DU" se C"OF vur / riena'nran yRT ~ srXnON $ aroRE 44 LOCATION MAP Section 4. STAGE 1 DEVELOPMENT PLAN AMENDMENT The Stage 1 Development Plan is amended in the following locations: Page 1.12: Add a.paragraph under the heading "Campus Office Uses": "In order to permit development on Site E-1 that responds to residential market conditions, it is permissible for the site to have dual entitlements and for two separate and distinct projects to receive approvals for the same site. Should this situation occur, both projecfs would need to be consistent with this Stage 1 Development Plan and the Development Agreement prepared for the project(s) would need to address the potential for either project. Once a Developer commences with development of one of the projects on Site 4 E-1, the rights relating to the other project not developed shall be terminated. The term "commences wifh development" shall mean the issuance of any grading or building permit. " Pages 2.22 and 2.25: The project street frontage along Iron Horse Parkway is proposed to change from a 18' wide sidewalk with 5' tree grate to a 16' sidewaik with a 5' tree grate. The text on Page 2.22 and Street Section A-A on Page 2.25 will need to strike the reference to 18' and replace with 16'. Pages 2.28 and 2.29: The building setback along Martinelli Way is proposed to change from 16' to variable. The text on Page 2.28 and Street Section E-E on Page 2.29 will need to strike the reference to 16' and replace with "variable". Pages 2.30 and 2.32: The project street frontage along Campus Drive is proposed to change from a 12' sidewalk with a 6' tree grate to a 10' sidewalk with a 5' tree grate. The text on Page 2.30 and Street Section G-G on Page 2.32 will need to strike the reference to 12' and replace with 10' and strike the reference to 6' and replace with 5'. Section 5. STAGE 2 DEVELOPMENT PLAN The regulations for the use, development, improvement, and maintenance of the subject property are set forth in the following Stage 2 Development Plan, which is hereby approved. The Stage 2 Development Plan permits the development of up to 105 townhomes pursuant to an approved Site Development Review. Any amendments to the approved Stage 2 Development Plan shall be in accordance with Section 8.32.080 of the Dublin Municipal Code. The Stage 2 Development Plan consists of the items and plans identified below. 1. Statement of compatibility with Stage 1 Development Plan The project proposal includes an amendment to the existing Stage 1 Development Plan that was approved by the City Council in December 2002 via Ordinance 21-02. The 105-unit Esprit at Dublin Station project is consistent with the allowed land uses as well as the design requirements discussed in the Dublin Transit Center Stage 1 Development Plan. Once the amendment is approved through the adoption of this ordinance, the Stage 2 Development Plan will be compatible with the Stage 1 Development Plan (as amended). 2. Statement of uses. The Permitted, Conditionally Permitted, Accessory, and Temporarily Permitted land uses allowed under the Esprit at Dublin Station Planned Development zoning district include, but are not limited to, the following: Permitted Uses: Accessory uses (As permitted by Ordinance 21-02, the Dublin Transit Center Stage 1 Planned Development Zoning Development Plan (PA 00-013) and with Chapter 8.40 (Accessory Structures and Uses Regulations) of the Dublin Zoning Ordinance) Community Care Facility/Small Home Occupations (per Chapter 8.64 of the Dublin Zoning Ordinance) Multi-Family Dwelling Private Recreation Facility (for homeowner's association and/or tenanYs use) Small Family Daycare Home 5 Temporarv Uses: Temporary Construction Trailer in accordance with Chapter 8.108 (Temporary Uses Permit of the Dublin Zoning Ordinance. Tract and Sales Office/Model Home Complex in accordance with Chapter 8.108 (Temporary Uses Permit of the Dublin Zoning Ordinance 3. Stage 2 Site Plan The Stage 2 Development Plan is shown below and is also included as Sheet SP-1 in the Project Plan Set, dated received June 28, 2010, on file at the Community Development Department. The site plan illustrates potential building envelopes. ~ ~--u-~~- ---~--u-- ' - T------- - - ~ '}~M: 1A~M Sar{i '.fi~lC I:+(If 18~IX1 '9~^0 _~x• IRON ORSE P AY 1 n .Im,`: ' ' I ~ ` I • : I I I ~ ' • ~ i i ~ n n ra n n n n vs n n . i~ Pa va n n n ia n ra vs n. ~qY n ! 1 1 I! ~ . - f 1 4 ~ ~ y - . . ? ~ I ' 1 ~'`k 4Y ~ p . a ' ~ q'" a _ y~ . , ~ 1 I ~ ~ 1 ~ p i y I ~ ' F! _ % I P6 _ % % _ % ~ I 1 ~ `~I~i 1i ~ r~ ~ ' J ~ . _ 2 ~I I u,. n N n n n n n •n ~i m t I n 36 I, n ~ ~ ~ n i_ n n n ~ vx _ n ri I j. , 1 • ' r,~i y,~* 'J ' n n n m m ~ n n n w ra n n na n n n n n n n n n n , i. ~ #4fei~ i •iFY e I ` 1`~ ` " I ~ : , ~ ^rs'~ ~ ~ . . ~ ~i ~ , ~ T , t' i , ' . . - _ l~_~'~~ i k 22,00 cAMPVS~RIVE 4. Site area, proposed densities. Land Use Designation Site Net Number of Units Net Density Acres Campus Office 4.13 105 25.4 du flex arcel 6 5. Development Regulations. The Development Regulations for the future development of the Esprit at Dubiin Ranch project are included below. Develo ment Standard Lot Area: +4.13 acres (net) Setbacks: 8-20+ feet varies alon Dublin Boulevard varies feet along Iron Horse Parkway varies feet alon Martinelli Wa varies feet alon Cam us Drive Sidewalk width 16 feet alon Iron Horse Parkwa 10 feet alon Campus Drive 14 feet alon Martinelli Wa 17 feet along Dublin Blvd Hei ht Limits: 3 stories and 40 feet Re uired Parkin : Parkin re uired 158 s aces Guest Parking (included 24 spaces in total re uired Lot Covera e: 47% Unit Summary: Unit Type Sq. Ft. No. of Units Plan 1- 2 Bedroom 1,174 5 Plan 2- 2 Bedroom 1,208 19 Plan 3- 2 Bedroom 1,440 23 Plan 4- 3 Bedroom 1,547 13 Plan 5- 3 Bedroom 1,610 45 Total Number of Units 105 6. Architectural Standards. The architectural concept for the project was to create a design that, when integrated with other projects in the Dublin Transit Center, would create an "Urban Village," that would encourage pedestrian movement and activity throughout the Transit Center. To achieve this, considerable attention was focused at the base of the building. Residential stoops have been located along Iron Horse Parkway, Campus Drive, and Martinelli to activate the streets. Each stoop directly ties to the sidewalk and has a porch located 3 to 4 feet above street level. All of the units are three-story town-homes and are joined together to form large buildings around the site perimeter. This concept creates a strong street presence that contributes to the project's urban character. Wood rafter tails, stacked stone, and trellis elements accent a mostly stucco body and concrete roof tiles provide some weight to the building and help emphasize the pedestrian portals that run through the buildings. Pedestrian portals occur at the ground level of most building types and allow for pedestrian connections from Martinelli Way through to the recreation facilities adjacent to Dublin Boulevard. 7 Connections are also formed from Iron Horse Parkway and Campus Drive to the site's interior. The pedestrian portals are provided to create both a visual link to the interior of the project, as well as to encourage pedestrian movement throughout the Transit Center. Since Dublin Boulevard is a major thoroughfare, pedestrian connection to the street is minimized. There are no units fronting this street. Instead, buildings and a six-foot screen wall designed to compliment the architecture form this edge layered by landscaping. The architectural design of the base of the building was also developed to encourage a pedestrian scale. In addition to the stoop units and entry portals, the building was designed with a series of arched openings at the base of the building to create a strong rhythm at the pedestrian level. The pedestrian level is further complimented with ornamental railings and decorative light fixtures to create human scale at the buildings' base. The proposed architecture is compatible with the approved buildings in the Transit Center and buildings in the area. Architectural detailing on the building is reflective of styles that are prevalent in the City of Dublin. The massing and form of the buildings are also compatible with the surrounding buildings. The proposed colors and materials include stucco siding with a stacked stone accent walls, tile roofs, wrought iron stair and porch railings, and decorative metal grills over the pedestrian portals. The proposed stone and earth tones are compatible with the design of this project as well as the adjacent buildings. 7. Preliminary Landscaping Plan The Preliminary Landscape Plan is shown below and is also included as Sheet L-1 in the Project Plan Set, dated received June 28, 2010, on file at the Community Development Department. k r 7_~} Kzrr . ° ra, . . " ; . ~ . . . . m~ . . . , ' ` ' - .t.., . ~ . u . . . ' • . ' { t r Ititi r . i :=7 ~ +t~ Q 4 . n • 3 L' 4 1 ? _ . i ' y~. E ~ 'y , _ ~ _ ~ s . < ° <+arvs avn 8 8. Other information Inclusionary Zoning regulations: The Inclusionary Zoning requirements for this Project shall be as set forth in the Development Agreement as amended. Section 6. Pursuant to the Dublin Zoning Ordinance, section 8.32.060.C, the use, development, improvement, and maintenance of the Project area shall be governed by the provisions of the closest comparable zoning district (R-M Multi Family Residential Zoning District) except as provided in the Stage 2 Development Plan. Section 7. EFFECTIVE DATE AND POSTING OF ORDINANCE This Ordinance shall take effect and be in force thirty (30) days from and after the date of its passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin, on this day of 2010 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:\PA1A2009\PA 09-002 Site E-1 \PC OS 24 2010\PC Att 1- Exhibit A- PD Stage 2 Ord.DOC 9