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HomeMy WebLinkAbout8.1 PCSR The Groves or lei jjj �� STAFF REPORT --40 82 PLANNING COMMISSION \IFOR� DATE: March 12, 2013 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA 2012-00040 The Groves at Dublin Ranch Site Development Review for 304 multi-family units with structured parking Report Prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The Applicant, MVP Development, is requesting a Site Development Review Permit to construct 304 multi-family units on a site of 8.8 gross acres (6.4 net acres) which is the third phase of a 3- phase, high-density multi-family project within Dublin Ranch known as The Groves at Dublin Ranch. Parking for the project primarily would be provided in a multi-level structure. The project density, at approximately 35 units per acre, is consistent with the High Density Residential land use designation. The unit distribution is proposed as: a) 169 units/1-bedroom, 126 units/2-bedrooms, and 9 units/3-bedrooms. MVP development has submitted the application on behalf of Dublin Ranch Lot 3 Project Owner LLC. The project would supersede previous approvals. 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 and deliberate; and 5) Adopt a Resolution approving a Site Development Review Permit for The Groves at Dublin Ranch for 304 multi-family units with structured parking on approximately 8.8 gross acres. Submitted By: - -viewer By Mike Porto, Consulting Planner Planning Manager COPIES TO: Applicant File ITEM NO.:46 Page 1 of 10 GAPA#120121PLPA-2012-00040 The Groves-Phase 31PCSR-SDR Groves 3.12.13.doc PROJECT DESCRIPTION: The proposed Site Development Review Permit (SDR) is for The Groves at Dublin Ranch (Lot 3). This project is the third phase of a high-density residential neighborhood of Dublin Ranch originally known as Fairway Ranch. The project is located north of Dublin Boulevard, south of Maguire Way (private street), east of Keegan Street, and west of Lockhart Street. The project site has a General Plan and Eastern Dublin Specific Plan land use designation of High Density Residential (25.1+ units per acre). The site also has a Planned Development Zoning that establishes specific development standards relative to parking, setbacks, building height, lot coverage and landscaping. This project complies or exceeds those standards. The project site is currently vacant with the average existing slope typically less than 1% due to rough grading to create a level building pad. The grading has resulted in an embankment approximately four to five feet in height around the perimeter behind the current right-of-way for the three surrounding public streets. The embankment transitions the flat graded building pad area to the sidewalks and perimeter street improvements constructed during the first two phases of The Groves. All surrounding streets have been improved to the back of the curb adjacent to the project site with sidewalks and landscaping remaining to be completed as part of the project improvements. There are no permanent structures, existing drainage courses, or native vegetation on-site. The location of The Groves (Lot 3) is shown on the vicinity map below:( ''%#N DUBLIN RANCH lair. ' ir MN - , .0 NI I l'Or z bOtJLEVARD g /IV 113 Vicinity Map Development of the project site was first approved in 2003 as one of three blocks of The Fairway Ranch project (PA 03-010) with a General Plan and Eastern Dublin Specific Plan land use designation of High-Density Residential. The Fairway Ranch project was approved for a total of 930 units (Lot 1: 322 units, Lot 2: 304 units, and Lot 3: 304 units) representing a diverse mix of both affordable and market rate multi-family housing types, including senior apartments and family apartments. Subsequently, the Fairway Ranch project was re-branded as The Groves at Dublin Ranch. 2 of 10 The senior housing on Lot 1 was developed as approved with east and west components known as Cedar Grove and Pine Grove representing two types of senior housing. Projects were approved for lots 2 and 3 as four-story residential buildings surrounding five-level, centrally- located parking structures; the project on Lot 2 was constructed and is known as Oak Grove. In 2007, a subsequent application was approved for Lot 3, identified as Sycamore Grove (PA 06-037). The project approved for Lot 3 at that time reconfigured the 304 units to include 22 Live-Work units in a 3-story townhouse facade along Dublin Boulevard. The project would have operated as a leased apartment project similar to Oak Grove on Lot 2 although under different ownership. This project was not constructed and the approvals have expired. The Applicant is currently requesting approval of a Site Development Review for 304 multi- family units with structured parking and related site improvements. A resolution is included as Attachment 1. ANALYSIS: The proposed project is for 304 multi-family units in a four story structure surrounding a centrally located, 5-level parking structure. The residential structure would be arranged around courtyards with recreational amenities. Please refer to Exhibit A to Attachment 1 for the project plans. The proposed project is designed to be similar to the original approval. The main pedestrian and vehicular entry to the project is from Maguire Way which is a private street between Lot 2 (Oak Grove) and Lot 3 (Project Site) that connects with Lockhart Street on the east and Keegan Street on the west. The leasing office, clubhouse, and short term guest parking also are proposed for that location. Other building entrances are located at the corner of Dublin Boulevard and Lockhart Street and at access corridors along Keegan Street, which also acts as a connection to interior courtyard space. A motorcourt identifies the main entry. A separate lane for guest traffic with landscaped island, resident call box, and turn-around and maneuvering area is provided independent of resident traffic which provides access to the gated parking structure. A secondary access point for residents only would be located mid-block from Lockhart Street on the easterly boundary of the project site. The building is organized into a series of open and enclosed residential courtyards that create passive and active recreational opportunities for residents and serve to break up the building mass. The main recreation area is located near the clubhouse and leasing office facing Maguire Way and includes a pool, spa, sundeck, outdoor dining space, and other recreational amenities. Elevators would be available from within the parking structure near the northeast and northwest corners with stairwells accessible throughout the residential areas. "At grade" pedestrian access is available from each level of the parking structure to the adjacent residential corridors. Emergency vehicle access is provided to the parking structure as well as the building. Loading and move-in areas would be provided along both Keegan Street and Lockhart Street with access to freight elevators at both locations. The trash collection area is located on the ground floor, serviced by trash chutes from each floor of the parking structure with trash pick-up stationed at a location on Maguire Way near Lockhart Street (see Exhibit A to Attachment 1, Sheet C.6). 3 of 10 Common areas focus on six recreational courtyards. The primary recreation area near the project entry and leasing office includes a clubhouse and fitness rooms in separate facilities totaling 2,352 square feet. These facilities are equipped with a kitchen, restrooms, and storage space (See Exhibit A to Attachment 1, Sheet A-15). Floor Plans - The proposed project provides one-bedroom, two bedroom and three bedroom units in ten different floor plans ranging in size 707 square feet for the smallest one-bedroom unit to 1,305 square feet for the 3-bedroom plan. Floor plans generally are configured as single- story flats with Plan B4 arranged as a two-story walk-up. Floor Plans are shown on Exhibit A to Attachment 1, Sheets A-13, A-14, and A-15. Please refer to Table 1 and 2 below for further information regarding the floor plans. Access to the units would be from interior corridors with light wells open to the sky adjacent to the north side and southeast corner of the parking structure. Direct access from the parking structure to these corridors is available in selected locations (Exhibit A to Attachment 1, Sheet A-2) All units are arranged with living area, dining area, kitchen (some with island), bedroom(s) each with a walk-in closet, at least one full bathroom, and private deck space. All units are provided with space for a stacked compact washer and dryer, with Plan C1 having dedicated space for side-by-side appliances. Table 1: Floor Plans . ►f° , �Plan ;N0. !',Vnit Aria - Birc rns a'P tli s :'x `", :f' -:1 *,... . ' ._ e Units uare Feet1 ' . ; _ l _ s> ".ra1 "2 nt .. ..;,W..`"' s' i S ^ , ,,,,Tiv . .;+s ` ms? ' ..,'D r, e{Y *, { m . . I �. E, .,. Al 75 707 sf 1 1 50 sf 24.7% A2 24 775 sf 1 1 57 sf 7.9% A3 65 760 sf 1 1 57 sf 21.4% A4 4 758 sf 1 1 53 sf 1.3% A5 1 718 sf 1 1 70 sf 0.3% 1 bdr 169 B1 34 1,111 sf 2 2 53 sf 11.2% B2 55 1,119 sf 2 2 57 sf 18.1% B3 8 979 sf 2 2 70 sf 2.6% B4 29 1,285 sf 2 2% 169 sf 9.5% 2 bdr 126 Cl 9 1,305 sf 3 2 77 sf 3.0% 3 bdr 9 Total 304 924 sf average 100% 4 of 10 Table 2: Floor Plan Distribution by Level Level 1 BR 2 BR 3 BR TOTAL Al A2 A3 A4 A5 B1 B2 B3 B4 Cl 1 31 8 23 4 1 7 17 2 0 3 96 2 36 8 21 0 0 13 19 3 0 3 103 3 8 8 21 0 0 14 19 3 29 3 105 4 all second floors for Plan B4* 0 0 75 24 65 4 1 34 55 8 29 9 304 Totals 169 126 9 24.7% 7.9% 21.4% 1.3% 0.3% 11.2% 18.1% 2.6% 9.5% 3.0% 55.6% 41.4% 3.0% 100.0% *Townhouse units, 2-level walk-up. One-Bedroom Plans (Plans Al, A2, A3, A4, and A5) — All units are flats ranging in size from 707 square feet for Plan Al to 775 square feet for Plan A2. Each unit is laid out with the kitchen off the entry and deck space accessible from the living area. Plan A3 is an interior corner unit. All four of the Plan A4 units and the one and only Plan A5 unit are located on the first floor. Fifty-six percent of the units have one-bedroom. Two-Bedroom Plans (Plans B1, B2, B3 and B4) — All 2-bedroom units have 2 full bathrooms with double basins in one of the bathrooms of Plans B1 and B2. Plan B2 is an interior corner unit. Plan B2 is the smallest at 979 square feet. Plan B3 is an exterior facing unit. Access to the deck is from the living area. The largest, Plan B4, is a 2-level walk-up at 1,285 square feet. All Plan B4 units are exterior perimeter units located on the third level. All space on the fourth floor is occupied by the second floor of the B4 plans and is accessible only from interior space of the third floor. Plan B4 has a lower level powder room with both bedrooms and two full bathrooms on the second level. A large deck is accessible from the living area with a smaller second level deck accessible from one bedroom. Forty-one percent of the units have 2-bedrooms. Three-Bedroom Plans (Plan C1) — Plan Cl is a three-bedroom unit available for families and the largest of all floor plans at 1,305 square feet. One bedroom is arranged with an en suite bathroom. Both bathrooms have dual basins. Access to the deck is from the living area. Three of these plans would be available on each floor for a total of 9 units or 3% of the total number of units for the proposed project. Architecture—The proposed project is characterized by a modern expression of the Napa style consistent with the 3-phased Groves development, but also presenting a distinctive Bay Area regional character. The exterior material is primarily stucco. A stone base veneer is used to anchor the building and modulate the streetscape with varied building surface planes which also are articulated with different colored plaster surfaces. The building mass is further broken with the introduction of three-story tall, architectural projections providing additional building articulation along Keegan Street, Dublin Boulevard, and Lockhart Street. The massing at the roof line is capped with a hip roof covered in concrete tiles and embellished with decorative brackets and parapet walls. The Napa qualities are further accented with trellises, arches and metal awnings over selected balconies; metal railings; upper sash divided lights; decorative medallions; and enhanced foam banding and trim. (Exhibit A to Attachment 1, unnumbered sheet) 5 of 10 Seven colors are shown along with the proposed stone accent materials and roof tiles (See Exhibit A to Attachment 1, unnumbered sheet). Parking — The proposed project includes a ratio of 2 parking spaces per unit (1 covered space plus one guest space per unit) for a total of 608. This figure includes: a) 575 spaces within the parking structure b) 18 surface parking spaces along Maguire Way for short-term and guest parking c) 15 curbside parking spaces along Keegan and Lockhart Streets. The 575 spaces are provided in a 5-level centrally situated structure with each level having access to the residential corridors. Of these 575 spaces, 440 spaces are standards size, 112 spaces are sized for compact cars, and 23 are accessible stalls (See Exhibit A to Attachment 1, Sheet C.7 for Accessibility Plan). Parking provided is shown on Table 3 below. Table 3: Parking Provided Parking Provided Units Per Total Level Parking Off Site Parking 15 Surface Parking 18 1st Level) 96 124 2nd Level 103 139 3rd Level 105 139 4th Level) 0 149 5th Level 0 24 Total Provided 304 608 Tot l Parking`Stafl Provided; ;= . -Standard Compact Access 475 (78%) 112 (18%) 23 (4%) In addition, the project complies with California Green Building standards by providing bicycle racks (near the leasing office/fitness center) and long term bicycle parking (in lockers on each floor of the parking structure) and designated parking for any combination of low-emitting, fuel efficient, and carpool/van pool vehicles. The location of parking is also provided as shown on Exhibit A to Attachment 1, Sheet C.3 and C.7. Landscaping (See Attachment 2, Landscape Architecture tab, Sheets L1.0 through L1.5) The landscaping within the community is generous and designed to complement the architecture. All project streets and paths paralleling the street are shaded and enhanced by trees and plantings. Plantings and hardscape elements are used to create attractive community entries. Landscaping will focus on streetscape and interior courtyards (common areas). The proposed listing of plant materials is shown on the over all landscape plan (Exhibit A to Attachment 1, Sheet L1.1). 6 of 10 Streetscape - A streetscape concept has been designed for each of the four perimeter streets: Dublin Boulevard — Tree plantings are placed in a "grove" effect while maintaining a tree-lined residential street theme. Low planter walls are placed to complement the exterior elevations with lighting to accent the pilasters at key pedestrian entries. The planter walls will be stepped down from private patio walls creating relief at the ground level. Planting along the foundation and in the parkways are intended to soften the architecture and provide interest from the pedestrian and vehicular perspective. (Exhibit A to Attachment 1, Sheet L1.1) Keegan and Lockhart Streets — Landscape materials will be a continuation of the planting adjacent to the Groves projects to the north imparting an identity to each street. Primary pedestrian entries are located approximately mid-block along both frontages. Each of the entrances will be highlighted with enhanced pavement. Tiered planters, with veneered retaining walls and lighted pilasters, will augment the foundation plantings to reduce building scale at the pedestrian level. Pedestrian and vehicular interfaces will be highlighted with flowering trees. (Exhibit A to Attachment 1, Sheet L1.1) Maguire Way — Accent landscaping will be used to feature the main entrance and marketing window along Maguire Way. The vertical scale of the building will be minimized through the use of planter walls, foundation plantings, and secondary flowering trees. Parkways will be landscaped with low groundcover to encourage pedestrian use of the walkways. The pedestrian entrance to the clubhouse will feature flowering trees and shrubs. (Exhibit A to Attachment 1, Sheet L1.1) Courtyards (common area) — There are six courtyards for the residents and their guests with a variety of passive and active amenities to appeal to a broad range of interests: 1. Pool Recreation Courtyard: The Pool Recreation Courtyard and Lounge Terraces is visible from Maguire Way and would be located adjacent to the Clubhouse and Fitness room to enhance the indoor and outdoor lifestyles. This resort-themed area serves as the central activity area providing a 60-foot lap pool and adjacent spa centered on the east west axis. Inside the pool area shade cabanas, ample sunning deck, and a 2-way fireplace provide residents with daytime and evening recreational opportunities. The adjacent area serves as a Lounge and Dining Terrace with a shade trellis to create an outdoor room effect. Built-in barbecues and comfortable dining and seating furniture would be available to accommodate group gatherings and other social interaction. Separation of the pool area from the private residential ground floor patios is accomplished through the use of a decorative, open metal fence approximately five to six feet high. Gate access to the pool area is provided to the terrace connecting the Club Room at one end and the east residential corridor at the other. 2. "The Backyard": This courtyard is located in the northwest portion of the complex and has been designed to serve as a residential backyard with a synthetic game lawn, patio with barbecues, double-sided fireplace, and overhead festival lighting. Decorative metal screens and mature trees in large pottery provide privacy to the ground floor residences adjacent the game lawn. 3. "Chill" Courtyard: This courtyard is located in the southwest portion of the complex and provides passive recreation space. Features include fire pit, overhead lighting, lush planting scheme, enhanced paving, and oversized furniture. 7 of 10 4. Entertainment Courtyard: This is one of the three courtyards closest to Dublin Boulevard. It is designed for social gatherings and arranged with two distinct spaces: one for barbecuing and dining and the other for conversations around the two-sided fireplace. Both spaces are illuminated by overhead festival lighting. A mature multi-trunk specimen tree provides a focal point in the center of the courtyard. 5. Garden Courtyard: This courtyard is located nearly mid-block within the southerly section of the complex; it is dominated by a garden theme and a variety plants, flowers, colors, and scents. A small fountain with mature trees and hedges is the centerpiece of this courtyard with a separate location for a shade pergola and seating to enjoy quiet outdoor space. 6. Family Courtyard: This courtyard is located near the southeasterly corner of the complex and is designed for families with children. A Tot Lot and large patio space would be equipped with sitting furniture and benches to relax and observe the children. A synthetic turf lawn adjacent to the Tot Lot provides additional play area, and a barbecue counter provides an additional amenity. Mature canopy trees will provide shade for the patio areas, and a shade sail will be provided over the play equipment. Sound Attenuation - A mitigation measure contained in the Environmental Impact Report for the Eastern Dublin Specific Plan requires sound studies for buildings abutting major arterials. As this project abuts Dublin Boulevard, a sound study was completed as compliance with the mitigation measure. Generally, normal residential construction with upgraded windows can adequately attenuate vehicular noise for the interior structures. However, exterior open space areas require special considerations when attenuation is necessary. It is anticipated that several of the open patios and balconies facing Dublin Boulevard will require attenuations. The proposed measure is included as a Condition of Approval #18 and may pose some modification to the exterior architecture. Affordable Housing/Inclusionary Zoning —The proposed project is subject to an Affordable Housing Agreement between the City of Dublin and Chang Su-O-Lin and Hong Lien Lin approved on July 15, 2003 by City Council Ordinance 08-03. A proportion of units within the proposed project would be used to comply with the affordable housing requirements for Dublin Ranch overall. Public Art Compliance — The Applicant has submitted a Public Art Compliance Report included in the project submittal package and proposes to pay in-lieu fees. A Condition of Approval has been included. (See Attachment 1, page 11, Condition 30). Consistency with the General Plan, Specific Plans, and Zoning Ordinance — The proposed project is consistent with the General Plan and the Eastern Dublin Specific Plan land use designation of High Density Residential. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan. The project itself is a portion of a larger project already approved that has implemented pathways, gathering spaces, open spaces, and a village concept. The Applicant intends to exceed the City of Dublin Green Building Ordinance and will exceed the 50 point threshold in the City's program. In general, the proposed project furthers the goals of the Community Design and Sustainability Element of the General Plan by providing a high quality of life and preserving resources and opportunities for future generations. 8 of 10 REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District reviewed the project and provided Conditions of Approval where appropriate to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies have been included in the attached Resolution (Attachment 1). 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 and identified 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. The environmental impacts of the proposed Project were addressed by these environmental documents and the Negative Declaration approved by the City Council in Resolution No. 140-97 for the Planning Development Rezoning for 453 acres of Dublin Ranch (Areas B- E). Therefore, no further environmental review is necessary. 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 also was published in the Valley Times and posted at several locations throughout the City. A copy of this Staff Report has been provided to the Applicant. ATTACHMENTS: 1. Resolution approving a Site Development Review for The Groves at Dublin Ranch for 304 apartment units on approximately 8.8 gross acres, with the project plans attached as Exhibit A. 9 of 10 GENERAL INFORMATION: APPLICANT: MVP Development do Kevin Fryer, Mission Valley Properties 5000 Hopyard Road, Suite 170, Pleasanton, CA 94588 PROPERTY OWNER: Dublin Ranch Lot 3 Project Owner LLC do Integral Communities 675 Hartz Avenue, Suite 202 Danville, CA 94526 Attn: Drew Kusnick LOCATION: The project is located north of Dublin Boulevard, south of Maguire Way (private street), east of Keegan Street, and west of Lockhart Street APN 985-0048-005-00 ZONING: PD- High Density Residential (Ord. 24-97) GENERAL PLAN & EASTERN DUBLIN SPECIFIC PLAN: High Density Residential (25.1+ units per acre) SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North PD High Density Residential Oak Grove at Dublin Ranch (304 apartments) South C-O Campus Office Vacant East MDR Medium Density Residential Vacant West PD High Density Residential The Terraces (626 condo units) 10 of 10