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Home My WebLink About8.1 West Dublin BART SPCTTY CLERK AGENDA STATEMENT CZTY COUNCTL MEETZNG DATE: August 19, 2003 SUBJECT: PA 03-033 Initiation of a West Dublin BART Specific Plan Amendment Study for property at 6600 Golden Gate Drive (Assessor Parcel Number 941-1500-046) r~// Report prepared by: Kristi Bascom, Associate Planner ATTACHMENT 2. 3. 4. Letter from applicant requesting to amend the Specific Plan West Dublin BART Specific Plan Land Use Plan Table 5 from the West Dublin BART Specific Plan Resolution approving initiation of a Specific Plan Amendment Study Resolution denying initiation of a Specific Plan Amendment Study RECOMMENDATIOn: 3. Receive Staffpresentation and public testimony. Question Staff and the public. Adopt Resolution approving General Plan and Specific Plan Amendment Study request or Adopt Resolution denying General Plan and Specific Plan Amendment Study request FINANCIAL STATEMENT: None at this time. PROJECT DESCRIPTION: Ms. Ronnie Warner, on behalf of the Orix Real Estate Equities and the San Francisco Bay Area Rapid Transit District, has submitted a Stage I Planned Development application for the development of 7.26 acres of property located adjacent to the future West Dublin BART station on Golden Gate Drive. The proposal is for a multi-family residential project, hotel, and restaurant on the site. (Attachment 1) BACKGROUND: The West Dublin BART Specific Plan, adopted by the City Council on December 19, 2000, contains a development program that outlines the maximum development potential for the various land uses in the area. The subject property at 6600 Golden Gate Drive has land use designations of residential on the northerly portion of the property and lodging (hotel) on the southern portion of the property (Attachment 2). Table 5 in the Specific Plan (Attachment 3) allows for a maximum of 160 high-density residential units and a 240-room hotel. The Stage I Planned Development proposal received from Orix is for a 210- unit apartment building, a 150-unit hotel, and a 7,500 square foot restaurant. COPIES TO: Applicant In-House Distribution G:LPA#~2003\03-033 Orix West Dublin Apts\CC Staff Report SPA initiation. DOC ~ t~h3 ITEM NO. Relationship of the Project to the West Dublin BART Transit Station The 2003/2004 City Council Goals and Objectives identified the resolution of the financing strategy for the West Dublin BART station as a high priority. The development of the site at 6600 Golden Gate Drive plays an integral part in financing the construction of the West Dublin BART transit station, and moving the Project through the entitlement process is critical to the timing of the station. The design of the West Dublin BART station is underway, and should be completed by late Spring-early Summer, 2004. After the design is completed, BART will be meeting with the cities of Dublin and Pleasanton to evaluate the financial feasibility of the station and discuss how this proposed development project will provide a portion of the funding needed to build the station. The entitlement process for the proposed residential, hotel, and restaurant project will need to be completed by next spring in order for the station construction to commence according to schedule. Conformance of the Project with the West Dublin BART Specific Plan Overall, the West Dublin BART Specific Plan has a maximum cap of 491 residential units and 486 hotel rooms. All of the residential units are anticipated to be developed on the subject site at 6600 Golden Gate Drive and at the site immediately to the west at 6700 Golden Gate Drive, which is designated for a mixed- use project, as shown in the table below: Subject site Cor-O-Van site Total 6600 Golden Gate Dr 6700 Golden Gate Dr Residential units proposed 210 304 514 Units allowed per Specific Plan 160 331 491 Unit surplus (deficit) 60 (27) 23 The Specific Plan allows for a maximum of 486 hotel rooms in the area. There are 246 rooms that exist at the Monarch hotel, and 240 rooms that remain to be developed in the area. The subject site is the only other property in the area that allows for hotel uses, and the Applicant is proposing a 150-room limited service hotel, instead of the full 240-room full-serv/ce hotel that was originally envisioned for the site: Hotel rooms proposed at 6600 Golden Gate Drive Room surplus (deficit) I150 rooms (limited service hOtel) 246 rooms (full-service hotel ) (90) Hotel rooms allowed per Specific Plan Instead of having a larger, full-service hotel as originally envisioned, the Applicant has decided to proceed with a smaller limited-service hotel and a restaurant that is supplemental to, and separate from, the hotel. In order to consider the project as proposed by the applicant, a West Dublin BART Specific Plan Amendment is required that contains the following components: 1. Change in maximum permitted density on the residential site from 160 dwelling units (45 units/acre) to 210 units (58 units/acre). Although 45 units/acre is the maximum permitted density stated in 'Table 5 of the Specific Plan, the textual description of the residential land use category states that a high-density range of 30-50 dwelling units/acre may be acceptable in this location. The proposal from Orix is for a density above this range. 2. Change in land use designation for a portion of the site from L (Lodging), which permits hotels and ancillary uses, to Commercial (B), which permits restaurants and other smaller- scale commercial uses. The proposal from Orix is for a restaurant that is supplemental to, and separate from, the hotel, which is not expressly permitted in the L (Lodging) category. Page 2 2 CONCLUSION: If the City Council authorizes a West Dublin BART Specific Plan Amendment for the property at 6600 Golden Gate Drive, Staff will: · Continue processing the Stage I Planned Development project application and analyze the specifics of the how the change in densities and land uses will impact traffic and circulation in the Specific Plan area. · Examine the proposed land uses and densities to determine if they are appropriate based on City policies and standards. · Study the land use plan, circulation routes, and the interrelationship and compatibility of the proposed combination of uses. Although the City Council is considering the initiation of a Specific Plan amendment only at this stage, the project will come before the City Council at a later date for a Stage I Planned Development Rezone and Specific Plan Amendment. At this point, the City Council needs to determine whether a Specific Plan Amendment Study should be authorized for the Applicant's proposal. Both approval and denial resolutions have been included for City Council consideration. (Attachments 4 and 5). RECOMMENDATION: Staff recommends that the City Council receive the staff presentation and public testimony; question staff and the public, and adopt a Resolution either authorizing or denying the Specific Plan Amendment Study request. G:IPA#12003\03-033 Orix West Dublin Apts\CC Staff Report SPA initiation. DOC Page 3 ORIX ORIX Real EState Equities, Inc, 235 Pine Street, Suite 1650, San Francisco, CA 94104 Tel: 415-438-1800 Fax: 415~438-2111 htt p://www.orixre,com August 5, 2003 Kxisti Bascom Associate Planner City of Dublin 100 Civic Plaza Dublin. CA 94568 RE: West Dublin BART Transit Village Dear Kristi: I am writing to request that the City initiate a West Dublin BART Specific Plan amendment study. ORIX West Dublin Apartments, LLC submitted an application for a PD Stage 1 Development Plan on July 31, 2003. As part of this application, we are requesting an increase in the allowable residential density from 50 units per acre to 57 units per acre. ~'~r~o~.~i;i~0je~._...in~,ludes high-density residential, a limited service hotel and an ancillary /-bstaUraht,'and the ~b'~iated parking, landsCaping and pedestrian connections for each use. The five-story hotel would be located on a 2.43-acre parcel and contain a maximum of 79,500 square feet. The ancillary restaurant would be located on a 1.16-acre parcel and contain a maximum of 7,500 square feet. The residential portion of the project would include 210 apartments in a four- story building wrapped around structured parking. The apartments would be located on a 3.65 acres site (including the St. Paffick Way remnant) for a maximum density of 57 traits per acre. The West Dublin BART Specific Plan allows a "for residential development up to 50 units per acre due to the proximity to BART." We are therefore requesting that the Specific Plan be amended to allow 57 units per acre at this location. If you have any questions or need additional information, please let me know. Very truly yours, , :.. e;L .Warner; AICP~ ATTACHMENT I (R/O) ~ ,.. / ~ BO~ ~L~VARD,.,__ DUBLIN (COM A) · (COM B) (L) (R/O) I LEGEND .... SPECIFIC PLAN BOUNDARY (MU) i~ ~ USE AS NOTED (COM B) ~ POTENTIAL PLAZA LOCATION (O) (~ OPPORTUNITY SITE (R/O) i (P) PARKING) MIXED USE (R) (L) HOTEL (R/A) I (COM A) LAND USE PLAN WEST DUBLIN BART SPECIFIC PLAN MIXED USE COMMERCIAL B OFFICE RETAIL/OFFICE RESIDENTIAL RETAIL/AUTO COMMERCIAL A N.T.S. DECEMBER 2000 CITY ATTACHMENT Table 5. Maximum Economic Development Potential SP Land Use Category* Acres FAR Existing Dev. Max. Dev. DU/AC (sq. ft.)** (sq. ft.) Commercial A (Com A) ,v.v,~ ~ e-~ 0.25 ~'~A~.~,~A~,. 118,~75 11.20 0.30 146,826 146,8~6 Commercial B (Com B) 7.76 0¢18 ~ '~, ,v_~°~ . ~,v. v~ ~ naa 26. 69 I. O0 203, 714 1,162, 620 Lodging (L) 9.31 1.20 103,231 339,530 (246 rooms) (486 rooms) Retail/Office (R/O) ~ ~ a ~ 38,325 ~ ~ 18. 40 1. O0 801, 5.00 Residential (R) ' 3.54 45 DU/ac -- 160 DU Office (O) 6.98 t.00 242,385 304,050 Mixed. Use (MU) 11.33 1.00 -- 493,430+ 331 DU Parking (P) 2.46 ...... Right-of-Way 2.'11 .... -- Totals -m ~oo ~ ~ ~ tm ~ oath o<a 91.99 734,481 . 3,247,956 0 DU 491 DU * Note: Potentiatplazas areas included in acreages; Land Use Categories refer to those shown on EXhibit G (Exhibit 9 of Specific Plan) ** Existing 21 O, 744 Industrial/gVarehouse square footage not included (rev. 10/16/01cc) ATTACHMENT RESOLUTION NO. - 03 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING THE INITIATION OF A WEST DUBLIN BART SPECIFIC PLAN AMENDMENT STUDY FOR PROPERTY AT 6600 GOLDEN GATE DRIVE ASSESSOR PARCEL NUMBER 941-1500-046, PA 03-033 WHEREAS, Ms. Ronnie Warner, on behalf of the Orix Real Estate Equities and the San Francisco Bay Area Rapid Transit District, has submitted a Stage I Planned Development application for the development of 7.26 acres of property located adjacent to the future West Dublin BART station on Golden Gate Drive; and WHEREAs, the proposal is for different land uses and allowable densities than is permitted in the West Dublin BART Specific Plan, but the proposal is consistent with the General Plan; and WHEREA. S, in order to consider the project as proposed by the Applicant, an amendment to the West Dublin BART Specific Plan Amendment would be required that contains the following components: 1. A change in maximum permitted density on the residential site from 160 dwelling units (45 units/acre) to 210 units (58 units/acre); 2. A change in land use designation for a portion of the site from L (Lodging), which permits hotels and ancillary uses, to Commercial (B), which permits restaurants and Other smaller- scale commercial uses; and WHEREAS, additional entitlements including Stage I and Stage II Planned Development re- zoning, Site Development Review, and other associated permits would need to be processed before development could occur; and WHEREAS, the initiation request has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and was found to be Categorically Exempt under Section 15306, Class 6 of the State CEQA Guidelines; and WHEREAS, a staff report was submitted outlining the issues surrounding the request; and WHEREAS, the City Council did hear and consider all such reports, recommendations, and testimony hereinabove set forth, and supports the initiation of a Specific Plan Amendment. NOW, THEREFORE, BE IT RESOLVED THAT the City Council of the City of Dublin does hereby approve the initiation of a West Dublin BART Specific Plan Amendment Study for property at 6600 Golden Gate Drive. BE IT FURTHER RESOLVED that the Applicant shall pay for all processing costs involved with the Specific Plan Amendment Study. PASSED, APPROVED, AND ADOPTED BY the City Council of the City of Dublin on this 19th day of August 2003, by the following votes: ATTACH ' ENT AYE S: NOES: ABSENT: ABSTAIN: ATTEST: City Clerk Mawr G:~PA#X2003\03-033 Orix West Dublin Apts\CC Resos SPA initiation.doc RESOLUTION NO. - 03 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN DENYING THE INITIATION OF A WEST DUBLIN BART SPECIFIC PLAN AMENDMENT STUDY FOR PROPERTY AT 6600 GOLDEN GATE DRIVE ASSESSOR PARCEL NUMBER 941-1500-046, PA 03-033 WHEREAS, Ms. Ronnie Warner, on behalf of the Orix Real Estate Equities and the San Francisco Bay Area Rapid Transit District, has submitted a Stage I Planned Development application for the development of 7.26 acres of property located adjacent to the future West Dublin BART station on Golden Gate Drive; and WHEREAS, the proposal is for different land uses and allowable densities than is permitted in the West Dublin BART Specific Plan, but the proposal is consistent with the General Plan; and WHEREAS, in order to consider the project as proposed by the Applicant, an amendment to the West Dublin BART Specific Plan Amendment would be required that contains the following components: 1. A change in maximum permitted density on the residential site from 160 dwelling units (45 units/acre) to 210 units (58 units/acre); 2. A change in land use designation for a portion of the site from L (Lodging), which permits hotels and ancillary uses, to Commercial (B), which permits restaurants and other smaller- scale commercial uses; and WHEREAS, additional entitlements including Stage I and Stage II Planned Development re- zoning, Site Development Review, and other associated permits would need to be processed before development could occur; and WHEREAS, the initiation request has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and was found to be Categorically Exempt under Section 15306, Class 6 of the State CEQA Guidelines; and WHEREAS, a staff report was submitted outlining the issues surrounding the request; and WHEREAS, the City Council did hear and consider all such reports, recommendations, and testimony hereinabove set forth, and does not support the initiation of a Specific Plan Amendment. NOW, THEREFORE, BE IT RESOLVED THAT the City C°uncil of the City of Dublin does hereby deny the initiation of a West Dublin BART Specific Plan Amendment Study for property at 6600 Golden Gate Drive. PASSED, APPROVED, AND ADOPTED BY the City Council of the City of Dublin on this 19th day of August 2003, by the following votes: AYES: NOES: ABSENT: ABSTAIN: ATTEST: City Clerk GSPA#L2003\03-033 Orix West Dublin Apts\CC Resos SPA initiation.doc Mayor