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8.2 Att 1 PCSR 01-28-2014
u STAFF REPORT ((IOW PLANNING COMMISSION �IFOR DATE: January 28, 2014 TO: Planning Commission SUBJECT: PUBLIC HEARING - PLPA 2013-00033 Dublin Ranch Subarea 3 General Plan and Eastern Dublin Specific Plan Amendment and Planned Development Rezone with a Stage 1 Development Plan, and PLPA 2013- 00034 The Groves at Dublin Ranch (Lot 3) General Plan and Eastern Dublin Specific Plan Amendment, Planned Development Rezone with a Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Map 8164 for 122 townhouse/condominium units Report prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The Project Proponent, Kevin Fryer, is representing the property owners of two adjacent project sites: Subarea 3: The Applicant is requesting a General Plan Amendment (GPA) and Eastern Dublin Specific Plan Amendment (EDSPA) and Planned Development rezone with proposed related Stage 1 Development Plan for the 64-acre area. The proposed GPA/EDSPA would modify the acreage allocated to land uses as follows: a) Medium Density Residential (6.1 to 14 units per acre) —from 27.2 acres to 38 acres; b) Medium- High Density Residential (MHDR) (14.1 to 25.0 units per acre) — from 8.6 acres 7.5 acres; c) Rural Residential/Agriculture — from 0 acres to 14.5 acres (as a partial replacement for 24.9 acres of Open Space); and d) Stream Corridor — from 1.3 acres to 2 acres. No changes are proposed for a 2-acre Neighborhood Park. The Request includes Planned Development Zoning and Stage 1 Development Plan consistent with the GPA/EDSPA. A conceptual project of approximately 437 units is anticipated. The Groves Lot 3: The project is a General Plan/Eastern Dublin Specific Plan Amendment to change the land use designation from High- Density Residential (25+ units per acre) to Medium-High Density Residential (MHDR) (14.1 to 25.0 units per acre) and a Planned Development rezone and related Stage 1 and Stage 2 Development Plan, Site Development Review Permit, and Vesting Tentative Map 8164 for 122 townhouse/condominium units on approximately 6.36 net acres. 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 the following: a) Resolution recommending that the City Council adopt a Resolution adopting an Addendum for Dublin Ranch Subarea 3; b) Resolution recommending that the City Council adopt a Resolution approving General Plan and Eastern Dublin Specific Plan Amendments for Dublin Ranch Subarea 3 and The Groves Lot 3; and c) Resolution recommending that the City Council adopt an Ordinance approving a Planned Development Zoning District for Subarea 3 with a related Stage 1 Development Plan to replace uses adopted by Ordinance 24-97; d) Resolution recommending that the City Council adopt an Ordinance for the Groves Lot 3 to a Planned Development Zoning District with related Stage 1 and Stage 2 Development Plan; and e) Resolution recommending that the City Council adopt a Resolution approving the Site COPIES TO: Applicant File ITEM NO.:s.a Page 1 of 20 G:\PA#\2013\PLPA-2013-00033 DUBLIN RANCH Subarea 3\PC Mtg 01.28.14\pc sr Kit's Comments subarea 3 and groves lot 3 011914.doc ATTACHMENT 1 Development Review Permit and Vesting Tentative Map 8164 for Lot 3 for 122 townhouse/condominium units on approximately 8.8 gross acres (6.36 net acres). 722. 4111P Suomitted By Revillft-d By Mike Porto, Consulting Planner Assistant Community Development Director PROJECT DESCRIPTION: The project proponent, Kevin Fryer, represents the owners of two adjacent projects which include Dublin Ranch Subarea 3 and The Groves Lot 3 shown in the vicinity map below. Both projects include General Plan Amendments to change land uses. State law allows only four (4) General Plan Amendments per calendar year; General Plan Amendments for specific projects can be grouped together and adopted by one Resolution. These projects, and the requested General Plan Amendments, have been consolidated into one Staff Report and presented for concurrent consideration to ensure that the City does not exceed four Amendments during 2014. DUBLIN .4 `•c-l' PARKWAY LEA „t'o,,..*.4 LOT3Pilsjal* . ' Figure 1: VICINITY MAP Subarea 3 The subject site is located in Area B of Dublin Ranch and received PD Zoning approval in 1997 predating the Stage 1 and Stage 2 PD approval process. The 64-acre project site is undeveloped and currently vacant; it is bounded on four sides by improved streets. Since the original land use approvals in 1997, there have been no additional applications or requests for entitlements. However, precise alignments for both Dublin Boulevard and Fallon Road have been adopted and subsequently improved resulting in a reconfiguration of the development 2 of 20 areas and a request by the property owner to modify the land use layout. Preliminary grading has been done at various times on the site. The site has two hills in the northeast corner rising to an elevation of 470 feet and causing the site to slope from the northeast to the southwest. The slopes on the site range from less than 5% to 50% on the face of the hills. A stream corridor on the site travels approximately 1,000 feet from the northwest corner of the site in a southeasterly direction to the middle of the site. At that point, the water is collected in a storm drain pipe which ultimately drains to the regional water quality basin located between 1-580 and Dublin Boulevard. Surrounding streets are Central Parkway to the north, Dublin Boulevard to the south, Fallon Road to the east, and Lockhart Street to the west as shown on the vicinity map above. Uses adjacent to and surrounding the project site include: a) Fallon Community Sports Park on the north across Central Parkway; b) Fallon Gateway and a vacant site across Dublin Boulevard to the south planned for a regional medical facility; c) The Groves Lot 3, a Medium-High Density project of 122 townhouse/condominiums on a vacant site west across Lockhart Street concurrently under consideration as well as the existing 610 units of the Fairway Ranch apartments; and d) a vacant property planned for commercial, residential and open space uses across Fallon Road to the east. Abutting the project to the south and east are two properties that are part of Subarea 3, but not a part of the current request, described as: 1) General Commercial — a 2.0 acre site located along the north side of Dublin Boulevard, and 2) Semi-Public — a small site owned and used by the Dublin San Ramon Services District (DSRSD) located along the west side of Fallon Road. The current proposal by the Applicant/Property Owners, Integral Communities, includes: • General Plan/Eastern Dublin Specific Plan Amendment to modify the acreage allocated to land uses as follows: a) Medium Density Residential (6.1 to 14 units per acre) — from 27.2 acres to 38 acres; b) Medium-High Density Residential (MHDR) (14.1 to 25.0 units per acre) — from 8.6 acres 7.5 acres; c) Rural Residential/Agriculture — from 0 acres to 14.5 acres (as a partial replacement for 24.9 acres of Open Space); and d) Stream Corridor — from 1.3 acres to 2 acres. No changes are proposed for a 2-acre Neighborhood Park. • Planned Development Rezone with related Stage 1 Development Plan The Groves Lot 3 The Groves Lot 3 is the third phase of a high-density residential neighborhood of Dublin Ranch initially approved as Fairway Ranch. A number of proposals for Lot 3 have been submitted and approved; as early as 2003 and as recently as 2013. The overall Fairway Ranch project approved in 2003 (PA 03-010) was comprised of three development parcels representing a diverse mix of both affordable and market rate multi-family housing types including senior citizen apartments, family apartments, and condominium units. 3 of 20 The project approved originally is shown in Table 1: TABLE 1: Fairway Ranch Lot Multi-Family Housing Type No. of Units 1 Senior Citizen Leased/Rental Housing (55+ years) 322 2 Multi-Family Leased/Rental Housing 304 3 For-Sale Condominium Housing 304 Total No. of Units 930 The senior housing on Lot 1 was developed with east and west components known as Cedar Grove and Pine Grove. The original Site Development Review, approved in 2003 for Lot 3 generally was approved as a mirror image of the 304-unit site plan approved for Lot 2, the existing multi-family apartment project immediately to the north of the project site currently identified as Oak Grove. In 2007, a subsequent application was approved for Lot 3, now identified as Sycamore Grove (PA 06-037). The approved project reconfigured the 304 units to include 22 Live-Work units in a 3-story townhouse facade along Dublin Boulevard. A third project was approved in March 2013 (PLPA 2012-00040) in which Lot 3 was redesigned as a 304 unit apartment complex to more closely reflect the original approval. The Project Site generally is rectangular in shape and currently vacant. The average existing slope typically is less than 1% due to rough grading to create a level building pad for the multi- family structure approved previously. The project site has 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 from 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 some sidewalks and landscaping remaining to be completed as part of the project improvements. The project site will require re-grading/finish grading to accommodate the proposed townhouse building sites and internal vehicular circulation system. The project site is located north of Dublin Boulevard, south of Maguire Way (private street), east of Keegan Street, and west of Lockhart Street as shown on the vicinity map above. Uses adjacent to and surrounding the project site include: a) Oak Grove, a high-density residential apartment complex; b) the vacant site anticipated to be used for a regional medical facility across Dublin Boulevard to the south; c) Subarea 3 as described above on a vacant site across Lockhart Street to the east; and d) The Terraces, a High Density Residential condominium project of 626 units across Keegan Street to the west. The current proposal by the Applicant/Property Owner, Lennar Homes, includes: • General Plan/Specific Plan Amendment to decrease the designated land use and density from High Density Residential (HDR) (25.1 + units per acre) to Medium-High Density Residential (MDHR) (14.1 to 25 units per acre) consistent with housing type and product currently proposed. • Planned Development Rezone and related Stage 1 and 2 and Development Plans. • Site Development Review Permit for 122 townhouse/condominium units within 19 three— story structures ranging from four to eight units per building. • Vesting Tentative Map 8164 to create a subdivision for condominium purposes for 122 townhouses for sale to individual buyers with common areas to be maintained by a Homeowners Association. 4 of 20 ANALYSIS: The following is an analysis of the Subarea 3 project. Subarea 3 General Plan & Eastern Dublin Specific Plan Amendment Land Use Designations The Applicant is requesting to change the General Plan and Eastern Dublin Specific Plan Land Uses as shown in Table 2 and Figure 2 below. TABLE 2: Existing and Proposed Land Uses-Subarea 3 Land Use Existin! Pro tosed IIIIIIIIIIIIIIIIIIIIIIMIIIIIIIIIIIIIII Acres Ea. Acres Units Medium Density Residential (MDR) 11111 38 EMI 166-381 6.1 to 14.0 units ser acre Medium High Density Residential (MDR) 8.6 121-215 ME 106-187 14.1 to 25.0 units .er acre Rural Residential/Agriculture(RR/A) 0 0 14.5 0 1 unit •er 100 acres 0.en S.ace OS 24.9 INIONIIII 0 1111111111111.111 Stream Corridor SC 1.3 11111111M 2.0 IIIIIIIIIIII Nei!hborhood Park NP - No Chan te 2.0 -- 2.0 IIIIIIIIIIIIMIIIIII Total 64 287-596 64 338-719 Figure 2 Existing Land Uses Proposed Land Uses ______, . ,c tf., .: ' -Iii s I •::, -1\ - ..‘, ',-, ‘ .t . N.,...--1, - • ' , *'.' , ; -4 ''''`'' ' • : i';''''': :."'c'l4'1. ,-='48,,:i 100. i r — . --,. ' (,i , - r______1 - -- , The proposed densities and land use distribution will allow for continuity of open space and a more effective utilization of the property. The requested land use distribution would group residential uses in three areas - a) 7.5 acres of MHDR along the westerly edge of the project site along Lockhart Street across from The Groves, the proposed MHDR residential development to the west; b) a 19.7-acre neighborhood of MDR north of Dublin Boulevard adjacent the open space and Neighborhood Park, and c) an MDR neighborhood of approximately 18.3 acres within the northeast area of the site. The proposed land use 5 of 20 amendments would increase the acreage for MDR and the Stream Corridor by reassigning the land currently designated Open Space and slightly reducing the acreage for MHDR. The Open Space land use would be eliminated in favor of Rural Residential/Agricultural which allows more flexible options for aesthetic improvements such vineyards, orchards, and community gardens while preserving an Open Space characteristic. The following is a further discussion of the proposed land uses. • Medium Density Residential and Medium-High Residential (MDR and MHDR) - At a maximum, the proposed acreage by use/densities would allow up to 719 units. As elsewhere in Eastern Dublin, this potential is limited through the required PD-Planned Development zoning. A project of approximately 437 units is anticipated based on a general concept plan reflecting the requested amendment to be distributed as 107 units of MHDR (14.27 units per acre) and 330 units MDR (8.68 units per acre). This figure is within the range of the existing land uses and would not represent a significant deviation from the level of development anticipated under the existing land uses. The number of units proposed within the development envelope will ensure that the on-site grading is optimized and the natural drainage is preserved. • Rural Residential/Agricultural (RR/A) - The RR/A land use is proposed for frontage along Central Parkway adjacent to the Stream Corridor and extends diagonally across the project site to the southeast corner and includes the south facing slope of the hillside as further discussed below. The RR/A designation allows the construction of one residential dwelling unit per 100 acres (1 unit/100 acres). However, since the RR/A land use is less than 100 acres, no units would be permitted within that 14.5 acre area, and the Applicant is not proposing to construct or retain any dwelling units in that area . The RR/A area would be managed by the homeowners association. • Stream Corridor (SC) - The Stream Corridor would be expanded from 1.3 acres to 2.0 acres and generally would remain in its existing location. The Stream Corridor was created to fulfill biological mitigations required for development of other portions of Dublin Ranch. • Neighborhood Park (NP) — No changes in location or size are proposed for the 2-acre Neighborhood Park. It would remain in the central location originally anticipated adjacent to residential uses and open space areas. Visual Resources The Eastern Dublin Specific Plan Visual Resource Section 6.3.4 identifies view corridors as well as certain hillsides as visually sensitive. A portion of the project site includes low lying hills that were identified in the Eastern Dublin Specific Plan as "visually sensitive ridgelands" and located within an area contemplated in the City of Dublin Scenic Corridor Policy. The Eastern Dublin Specific Plan states that these hillsides are to remain to provide a distinctive visual feature as well as provide a screen for development to the north. The Specific Plan policies do permit grading of these ridge lands providing adherence to the policies are taken into account. Previously significant graded areas of the site were needed to accommodate roadway improvements; however, that grading did conform to the Visual Resources policies. The Specific Plan allows for development on the backside of these hills within certain standards in the Specific Plan. 6 of 20 The south face of these hills (exposed to 1-580) were designated as Open Space to maintain the natural appearance and intended to remain in order to provide a natural backdrop and screen development to the north. The proposed designation for this area will help ensure that natural undeveloped appearance is maintained. The Applicant's grading concept will conform to the policies of the Visual Resources section of the Eastern Dublin Specific Plan. Most grading activities will occur behind or in front of the current hills with specific contour grading to blend the existing hills with the graded land form. Upon completion, the hillside will be revegetated and will serve to screen development. In addition to recontouring the hill, a small mound graded along the Fallon Road side of the site would serve to hide a large share of the Medium Density Residential planned for the northeasterly area of the project site. This neighborhood would be designed to fit within the natural contours having building pads stepped gradually to match the existing topography of the back side of the hill. Where feasible, the graded slopes would be 3:1 or less. Cut and graded slopes would be revegetated with native vegetation or vineyards. The requested General Plan and Eastern Dublin Specific Plan amendments would require adjustments to various figures, texts, and tables in the General Plan and Eastern Dublin Specific Plan to ensure consistency throughout the documents. A Resolution recommending the City Council approve a consolidated General Plan/Eastern Dublin Specific Plan Amendment is included as Attachment 1. A draft City Council resolution, with a complete list of the proposed amendments to the General Plan and Eastern Dublin Specific Plan, is included in Exhibit A of Attachment 1. Planned Development Rezone The Applicant is requesting approval of a Planned Development Rezone with a related Stage 1 Development Plan. The proposed zoning would ensure consistency with the land use amendment. The proposed Stage 1 Planned Development Rezone includes: proposed uses, project access, phasing plan, Master Neighborhood Landscaping Plan, and master infrastructure plan as described below. Proposed Uses - A comprehensive list of permitted, conditional, and accessory uses, are provided with the Stage 1 Development Plan. General Development Standards/Design Concept Site Plan - The concept plan for the proposed project places the higher density housing along the westerly edge of the project site along Lockhart Street in the form of 107 Medium High Density units on 7.5 acres resulting in approximately 14.27 units per acre, and 330 Medium Density units, including single-family homes. The 38 acres located in the central and northeasterly areas of the project site would include 330 Medium Density units, including single-family homes at a density of 8.68 units per acre. Based on the Concept and Site Plan, the High Density Residential effectively would be 14.27 units per acre. 7 of 20 Figure 3: Sub Area 3 Site Plan i i - \``, r T1 ti ��-" orgy\\.\ - o ill I I 1 11 ,I it ROT OW U ftU W P.11111-'. ---- I t2 i , _. O ©=31O CIIIESSEEMMO i ©cam®s aa• m■ o The Stage 1 Development Concept and Site Plan show uses consistent with the requested General Plan and Eastern Dublin Specific Plan Amendments. Access & Circulation - There will be two primary access points to the site. One will be located on Lockhart Street generally at the intersection with Finnian Way, south of Central Parkway. The entrance would provide access to the High Density Residential housing along Lockhart Street and to the Medium High Density housing north of Dublin Boulevard. The second point, providing access to Medium Density Residential in the northeasterly part of the project site, would be located off of Central Parkway across from the entrance to Fallon Sports Park. It is anticipated that minor vehicular access points may be included as well as emergency vehicle access points (EVA) as required. A review of the joint access points with Fallon Sports Park on Central Parkway will be more thoroughly reviewed for traffic control and land configuration in conjunction with the Site Development Review and Vesting Tentative Map once the design, unit count and final configuration of the on-site roadways are determined. A 10-foot wide paved, meandering trail/access road will follow along the stream corridor and through the RR/A area. The trail is proposed to be a continuation of the multi-use regional trail system that starts offsite in the northern portion of Dublin Ranch. The trail on the project site will start at the northwest corner of the site and travel behind the lots and the Neighborhood Park to Dublin Boulevard connecting to the Fallon Gateway retail center. A secondary trail also is proposed to connect the northerly portion of the site with the southern portion of the site through the Rural Residential/Agriculture portion of the site. Sidewalks will be constructed on all perimeter and internal streets to provide pedestrians from both the project and surrounding neighborhoods access to the nearby commercial centers. Grading - The site has undergone some preliminary grading over the years to construct the stream corridor and for drainage and vegetation management. Also, grading has occurred along the perimeter with the construction of the major roadway improvements of Fallon Road and Dublin Blvd. Future grading in conjunction with the Stage 2 Development Plan, SDR and 8 of 20 Vesting Tract Map will conform to the policies required in the Visual Resources section of the EDSP. Master Landscape Plan - A Master Landscape Plan is provided indicating compliance with the adopted Streetscape Master Plan. This plan indicates that the street tree pattern for the surrounding arterials and collector streets is consistent with that approval document. Detailed landscape plans for both the perimeter and internal streets will be provided in conjunction with the future Stage 2 Development Plan and Site Development Review. Phasing Plan - The Applicant is proposing to develop the site in two phases beginning in the north east corner of the site with Phase 1 and the moving westerly with Phase 2 A Resolution recommending the City Council adopt an Ordinance approving the Planned Development Rezoning with related Stage 1 Development Plan for Subarea 3 is included as Attachment 2 with the Draft City Council Ordinance included as Exhibit A to Attachment 2. The Applicant is required to obtain approval of a Stage 2 Development Plan and Site Development Review prior to constructing a project on this site. The Groves Lot 3 General Plan and Eastern Dublin Specific Plan Amendment The current proposal is for ownership housing at a lower density and fewer units envisioned originally in order to serve the current buyer profile and market segment anticipated for this area. Three previous higher density project approvals on this site have not resulted in construction of a project. Based on the proposed project, the total number of units for Lot 3 effectively would be reduced by 182 units or over half of the 304 multi-family units approved previously. Land Use Designations The request includes a General Plan and Eastern Dublin Specific Plan Amendment to change the land use of the 6.36-acre site from its existing designation of High Density Residential (HDR) (25.1 or greater units per acre) to Medium-High Density Residential (14.1 to 25 units per acre). The proposed MHDR land use would allow a range of 113 units to 200 units. The proposed PD rezone fixes the number of units at a maximum of 122 units as further described below. Figure 4: The Groves Lot 3 Existing Land Uses Proposed Land Uses ii-- --------____cesoulorc..,\I \ ....____) , 1 ; r vil 1 i t I 1 1 t itl 1 ,v , ..., .. v., 9 of 20 The requested land use amendments and the current proposal for Lot 3 reflect market conditions and optimal use of the site while remaining consistent with the surrounding community. The proposed density will allow a strong visual transition from the High Density Terrace to the west and the proposed Medium-High Density product anticipated for development on Subarea 3 to the east. The proposed MHDR land use would allow a range of 113 units to 200 units. The proposed PD rezone fixes the number of units at a maximum of 122 further described below. The requested General Plan and Eastern Dublin Specific Plan amendments would require adjustments to various figures, texts, and tables in the General Plan and Eastern Dublin Specific Plan to ensure consistency throughout the documents. A Resolution recommending the City Council approve a consolidated General Plan/Eastern Dublin Specific Plan Amendment is included as Attachment 1. A draft City Council resolution, with a complete list of the proposed amendments to the General Plan and Eastern Dublin Specific Plan, is included in Exhibit A of Attachment 1. Planned Development Rezone The proposed Planned Development Rezone and related Stage 1 and Stage 2 Development Plan are consistent with the requirements of the Zoning Ordinance (Chapter 8.32-Planned Development Zoning) are included in Attachment 3 and described below. Proposed Uses: Permitted, Conditional, and Accessory uses related to multi-family development are listed in the proposed Ordinance adopting the Planned Development Rezoning (Attachment 3). Development Standards: The Planned Development includes Development Standards consistent with a Medium-High Density product type. The Development Regulations for the proposed project are shown as follows: TABLE 4: The Groves Lot 3 - Development Regulations Standards Medium High Density Residential Attached Multi-Family Townhouse Units Lot Size n/a Building Setback from Arterial Streets 10 feet minimum Building Setback from Property Line 10 feet minimum (on a public street) Building Setback from Property Line 0 feet minimum (not adjacent to a Public right-of-way) Building Setback from Private Street or 10 feet minimum Common Driveway Driveway Length or Garage Setback from 3 feet minimum Common Driveway or Private Street Private Open Space • Ground Level/Yard OR 100 square feet minimum • Upper Level/Deck 50 square feet minimum Building Separation 10 feet minimum 10 of 20 Building Separation 10 feet minimum (both buildings 2 stories or higher) 8 feet to porch minimum Maximum Building Height 40 feet/3.5 stories Required Parking Residential parking space per unit 2 spaces within an enclosed garage Guest Parking 1 space - Site Development Review SITE LAYOUT/PLOTTING — The proposed project is arranged as three-story attached townhouse units within 19 individual buildings in five building types with three variations. Buildings range from four to eight units per building. Both vehicular and pedestrian entry to the project is from Maguire Way which is a private street between Lot 2 (Oak Grove) and Lot 3 (the project site). A motorcourt on Maguire Way between the project site and Lot 2 to the north identifies the entry to an internal circulation system of drive aisles providing access to the townhouse garages. The buildings are organized with front facades and door entries facing onto a series of pedestrian paseos and open residential courtyards that create a passive, small-scale neighborhood environment. Three buildings face onto Maguire Way to the north. Also, one building at each of the southeast and southwest corners of the site are oriented towards Dublin Boulevard but are raised approximately 5 feet above street level and accessible only from an internal walkway separate from the public right-of-way. Due to topography, pedestrian access to the site on the west is limited to the Maguire entrance with two pedestrian points accessible from Lockhart Street on the east. Building placement with unit distribution is shown in Table 5, below. TABLE 5: Buildin•/Unit Distribution Building No. of General Location Units per Units per 3-Bedroom 4-Bedroom T •e Buildin•s Parcel •er Tract Ma• Bldg. Buildin• T se Unite) Unite) A 1 n/e corner Keegan Street and 4 4 2 2 Dublin Boulevard (Parcel 4) B 2 east side of Keegan Street 5 10 6 4 (Parcel 3) 2 on Lockhart Street, C 5 2 in middle of Lot 3, and 6 30 20 10 1 on Dublin Boulevard (Parcels 9, 10 &a portion of 5) n/w corner of Lockhart Street CX 1 and Dublin Boulevard 6 6 4 2 (Parcel 7) 3 on Dublin Boulevard, and 2 D 7 each on Keegan Street and 7 49 35 14 Lockhart Street (Parcels 2, 6 & 8) DX 1 s/e corner of Lockhart Street 7 7 5 2 and Maguire Way (Parcel 11) E 1 s/e corner Kegan Street and 8 8 6 2 Maguire Way (Parcel 1) EX 1 south side of Maguire Way 8 8 6 2 midblock (Parcel 11) Total 19 122 84 38 t" Floor Plans 1,2A&28 ''' Floor Plans 3k 3A-Alt,3B&3C 11 of 20 Common areas include the vehicular circulation system but focus on the system of paseos and residential courtyards. The passive recreation facilities for the proposed project are served by a private pocket park located past the first row of townhouses at the Maguire Way entrance. Fisure 5: The Groves Lot 3 - Site Plan II 1 .,-..r..7t7,5,i11.- ii 4 ,.., --, ..irt;g4,1trihiortsitrza.,ftaai 0 , 1 , "poi im pt,r1-1% ,--•,..mitt milikete=----.1,,„ . ti 0. -- er,.. . tt..-- -- ........... 1 ==- ...".."::,..1 .tillitiwrog „,,, 1, Isarosip-m..----1 iv to„oii,kovloir, ..4..! g tf: ..!11 t1 1 ,:i I:4 iii4 610 ill;1**4 fil I°ill4til: it= I i I Oetilliltitt*, um7i;ier- , . „as= , 1 , . * iisrlOW1*i!) VT.Iiii lar,„4 ,:ile191"11.41-1. [ I , f-.11: : t* 41711* iiii... i -Ili 11,111:4PlliF,1 i0'1111At iti MAIM BLVD. _ - FLOOR PLANS — Each townhouse unit generally is configured as a three-floor walk-up with i access from a street-level entry in front and an enclosed ground-level four-bedroom unit.two-car garage to tlo and rear. . four ar. The floor plans offered are for either a three-bedroom or Plan 2 with its variations each have three bedrooms, and Plan 3 with its variations has r0 uhr bedrooms. All end units are a variation of Plan 3 with four bedrooms, and all units in between are variations of Plans 1 and 2 3 with three bedrooms for a distribution of 84 threeb- e oom units (70%) and 38 four-bedroom units (30%). Each unit has a ground floor bedroom with an en suite bathroom. The second level is arranged "great as a " t room" with living, dining, kitchen, and large deck ebcekdraoroema fworithmeohstefluottoer. master Abapthorwodoemr room also is located on each second level. The master is located on the third floor along with two or three other bedrooms, upon et hioedfloor a t e d. plan, and a second full bathroom. Laundry rooms and instantaneous wdeapteernhdeinagteursp on the third floor of all plans. Each garage is arranged with areas for trash and recycling. Also, based having a asheadvion a recently adopted of 200 from City ordinance, all units are provided with a dedicated storag e e cubic feet separate the garage. Each master suite has a walk-in closet, dieualoldabatesdinsin, separate water closet, and separate tub and shower. All forced air unit equipment polo, the attic above each unit and accessible from the A minimum of 10%, or 13 units, will be improved as handicapped accessible on the ground floor in accordance that pthuerpoCaaeli.foTmhiea Building Code. Approximately 34 units (all end units) potentially could floor plans are shown on Sheets A4.00 through A4.21 with potentially accessible units identified on Sheet C.7, Attachment 4 12 of 20 TABLE 6: The Groves Lot 3 - Floor Plans Plan No. of Units Square Feet Bedrooms Bathrooms Buildings %of Project per Plan A, B, C, CX, D, 1 35 1,902 sf 3 3'/z DX, E, EX 29% all buildings A, B, C, CX, D, 2A 37 2,013 sf 3 3% DX, E, EX 30% 49 all buildings 40% 2B 10 2,013 sf 3 3% D, DX, E, EX 8% 2C 2 2,013 sf 3 3% E, EX 2% 3A 3 2,170 sf 4 3'% CX, DX, EX 2% A, B, C, CX, D, 3A-Alt 19 38 2,170 sf 4 3% DX, E, EX 16% 31Vo all buildings 3B 15 2,170 sf 4 3% B, C, D, E 12% 3C 1 2,170 sf 4 3% A 1% Total 122 100.00% Plan 1 — Plan 1 is a 3-bedroom unit and is the smallest at 1,902 square feet. Plan 1 is an interior unit only, situated with units on both sides. All buildings, except Building A, include two Plan 1 units per building. The 35 units of Plan 1 represent 29% of the total project. Plan 2 — Plan 2 is also a 3-bedroom unit. The three variations on Plan 2 are the most frequently utilized plan at 49 units or 40% of the project. The 2,013 square foot interior unit is also used in each of the 19 buildings, with Plan 2A used more than once in all but Building A. Plan 3 — Plan 3 is a 4-bedroom unit and is the largest at 2,170 square feet. The ground floor bedroom also is described as a den option. All Plan 3 and its variations are end units and "Alt" may be fitted as handicapped accessible where indicated on the plans. At least one Plan 3A-Alt would be provided as an end unit in all buildings. Approximately 13 units have a ground floor yard oriented towards the paseo. ARCHITECTURE — The proposed exterior architecture is a contemporary interpretation of eclectic craftsman style consistent and compatible with Phases 1 and 2 of the project known as The Groves. Buildings would be Type V wood frame structure with a mix of exterior materials. The building roof generally is a gable form from end-to-end pitched at 4:12. Building ends may have hip construction over at least one end, gable projections over upper level windows, and shed or trellis structures over porches and decks. Roof materials are a flat concrete tile in one of two colors and standing metal seam accents over porches and some projections. In addition to the roof, exterior materials include brick veneer, stucco finish, fiber cement board siding (both horizontal and vertical), and fiber cement trim to accent windows and door frames. Brick veneer in two different colors is used to anchor the ground floor of each building below a horizontal band generally situated between the first and second floor, or second and third level. This band technique often is used to visually break up a large facade. Buildings are articulated at the second and third level with window bays and covered decks having varying depths and dimensions. In addition to the fiber cement trims in contrasting colors, other architectural elements include corbel supports for second and third level building projections and decks, gable end ridge beam 13of20 details, wooden deck railings and porch posts accented with kickers, corbelled pot shelves, and decorative shutters for upper level windows. All front doors are detailed with a four-pane window at the top to allow natural light. All windows are presented as double-hung, and each rear elevation reflects the metal sectional garage doors serving each unit. Since all of the proposed buildings share similar forms and features, the building type among the five types listed is more a function of unit mix and color scheme rather than architectural style. The architectural style is carried into the landscape and open space plan with the proposed hardscape materials and amenities within the common recreational and open space areas. Two colors schemes are shown along with the proposed brick veneer accent materials and roof materials. (See Attachment 4, Sheet A5.00) The buildings adjacent to Dublin Blvd will require interior and exterior sound attenuation in accordance with the requirements of the Mitigation Measures contained in the EDSP and the recommendations of the March 2013 acoustic study. PARKING - The proposed townhouse project would be built in compliance with the standard currently shown with the proposed PD rezoning of 2 covered spaces per unit within an enclosed garage plus one guest space per unit for a total parking requirement of 366 spaces. This figure includes: a) 244 covered spaces — 2 spaces per units within an attached enclosed garage b) 123 guest spaces (122 spaces required) provided The location of parking provided is shown on Attachment 4 Sheet C.3 LANDSCAPING - As in any higher density community, landscaping and recreational amenities are used to provide quality open areas and visual relief. The landscaping is generous and has been designed to be compatible and complement the architecture as to theme and character of the residential structures. Plantings and hardscape elements are used to create neighborhood identification and an attractive community entry. All project streets, perimeter sidewalks, interior sidewalks, paths, paseos, and common areas are shaded and enhanced by trees and plantings to soften architectural ends, highlight entries, and minimize the overall scale of the structures. A combination of evergreen and deciduous trees, shrubs, groundcover, and grasses are proposed for color, texture, contrast, screening, direction to amenities, and overall project identity. The proposed listing of plant materials is shown on Attachment 4, Landscape Architecture tab, Sheet L-2. Paseos - Pedestrian circulation is accommodated and emphasized by a series of paseos which serve as the common areas, interface with front door entries, and presentation of the neighborhood image. The paseos feature a scored concrete pathway of approximately 4 feet wide flanked by narrow trees, shade tolerant flowering shrubs, and groundcover. Each end unit entrance is highlighted by an arbor, attached to a low front porch railing, in a style complementary to the building architecture. The residential paseos range in width from approximately 12 feet between front porch railings to 20 feet between building facades. Depending upon length, each paseo is designed with one or more residential courtyards or "landings" of scored concrete as a complement to the landscaping; the proposed landscape plan shows 13 of these features. Pedestrian level bollards are proposed to provide pathway illumination. (See Attachment 4, Landscape Architecture tab, Sheet L-4) 14 of 20 Pocket Park — The location of the pocket park near the Maguire Way entrance is identified within the drive aisle by enhanced paving in the form of decorative cast concrete unit paving stones leading to a scored concrete surface behind the curb face. An entry gate defines the site with a low neighborhood wall clad in a complementary brick veneer and a 3-foot high stained wooden border fence. A scored concrete footpath serves as a continuation of the adjacent paseo and divides the park into two areas. Footpath surfaces within the park are composed of scored concrete pads joined by areas of decomposed granite. This recreational amenity will provide a quiet garden retreat, as well as an area for social gatherings and other activities. Both feature landscaping with planters, fixed benches, and trash receptacles. The southerly area would include a pre-cast planter/fountain as a focal point along with lush ground cover. In addition to fixed benches, the northerly portion would be equipped with a picnic table, lighting, two stained wooden pergolas with rose vines, and a stained wooden arbor, each in an architectural style that complements the buildings. STREETSCAPE -A streetscape concept has been shown for Dublin Boulevard and street sections with proposed improvements are shown for each type of internal drive aisle. Drive aisles are generally 20 feet wide except where adjacent to perpendicular guest parking; in those cases drive aisles would be 24 feet wide, and 28 feet wide on aisles with one side of parallel parking. A small landscaped planter would be maintained within a narrow setback between garage doors along the rear elevation. Landscape treatment details are included for the four perimeter frontages: Dublin Boulevard — Street trees will be placed in a triangular pattern in the parkway behind the sidewalk to create a "grove" effect while maintaining the theme of a traditional tree-lined residential street consistent with the Streetscape Master Plan. Since the building grade is higher than street level at this location, drive aisle ends shall be treated with transparent iron fencing. Ground-level retaining walls will be hidden with a landscaped slope or, where exposed, finished with stucco or brick veneer and cap details compatible with the on-site improvements. Landscaping will consist of flowering groundcover and shrubs adjacent to the sidewalk and parkway. The mid-level and upper levels of the slope would be planted with taller shrubs and grasses to provide texture, color, and a cascading effect to control erosion. Taller upright shrubs will be placed at the top of the slope adjacent to the on-site perimeter walkway and building ends to serve as a buffer for pedestrians and screening from Dublin Boulevard. (See Attachment 4, Landscape Architecture tab, Sheet L-6) Keegan and Lockhart Streets — Landscape materials will be a continuation of the established streetscape concepts for the adjacent Oak Groves projects to the north. Corner monuments and neighborhood identification markers are proposed for both corners at Dublin Boulevard consistent with the architectural style of the project and complementary to existing monuments along Dublin Boulevard. As with Dublin Boulevard, a slight grade differential will be evident between the existing improved right-of-way and the finished building grade. A variety of flowering shrubs and grasses are proposed in a tiered arrangement with lower flowering groundcover adjacent to the sidewalk and taller cascading shrubs and grasses on the upper parts of the slope. Smaller flowering secondary trees would be used at building ends to reduce mass and scale and provide seasonal color. Street trees also would be consistent with the adopted street concept. Pedestrian access to the project site from the adjacent public right-of-way would be at two locations along the easterly edge of the project site adjacent to Lockhart Street. Pedestrian interfaces will be highlighted with flowering trees. (See Attachment 4, Landscape Architecture tab, Sheets L-7 and L-8) 15 of 20 Maguire Way — A street concept with a designated street tree already has been established for Maguire Way as part of the apartment project to the north and will be consistent along the south side adjacent to the proposed project. Accent landscaping of secondary flowering trees will be used to minimize the vertical scale of the architecture. The main entrance and marketing window to the proposed project along Maguire Way will highlight accent plantings through a combination of evergreen flowering shrubs, grasses, and ground cover. Vesting Tentative Tract Map (The Groves Lot 3, only) Vesting Tentative Tract 8164 is proposed to be subdivided for condominium purposes as follows: TABLE 7: Vesting Tentative Map Parcel Development Parcel Acreage (net) Description 1 .34± Building E (Residential) 8 units 2 .55± Building D (Residential) 14 units 3 .35± Building B (Residential) 10 units 4 .20± Building A(Residential) 4 units 5 .48 ± Building C (Residential) 13 units 6 .48 ± Building D (Residential) 14 units 7 .27 ± Building CX(Residential) 6 units 8 .46 ± Building D (Residential) 14 units 9 .43 ± Building C (Residential) 12 units 10 .41 ± Building C (Residential) 12 units 11 .52 ± Buildings DX and EX (Residential) 15 units A 1.47 ± Internal Circulation System - Private Street B .40± Maguire Way- Private Street(existing) Total 6.36 122 units Conditions of Approval are included in the Resolution recommending approval (Attachment 5). All utilities are available at the property line; all perimeter streets and right-of-way already have been dedicated, and streets have been improved. Perimeter sidewalks and landscaping would be constructed as part of this project. Public Art Compliance — This project is subject to compliance with the City's Public Art Ordinance. The Ordinance requires the Applicant's contribution will be .5% of the aggregate value of the home construction to be determined and calculated by the City's Building Official. The Applicant has submitted a Public Art Compliance Report included in the project submittal package and proposes to pay in-lieu fees. An appropriate Condition of Approval has been included. (See Attachment 5, Condition 29). CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE The application includes proposed amendments to the General Plan and Eastern Dublin Specific Plan. Subarea 3 includes a request for PD-Planned Development rezoning with related Stage 1 Development Plan. The Groves Lot 3 includes a request for Planned Development rezoning and a related Stage 1 and Stage 2 Development Plan. The proposed amendments to the General Plan and the Eastern Dublin Specific Plan reflect land uses that are compatible with the adjacent areas and surrounding development. For The Groves Lot 3, the proposed land use represents a reduction in residential density than approved previously but effectively corresponds to the number of units anticipated for this area prior to the granting of density bonuses as an incentive for providing affordable housing. The proposed project will contribute to housing opportunities and diversity of product type as a complement to the surrounding neighborhoods. The proposed Stage 1 Planned Development rezoning for both 16 of 20 projects and the proposed Stage 2 Development Plan for The Groves Lot 3 would be consistent with the requested land use amendments. Both projects have been reviewed for conformance with the Community Design and Sustainability Element of the General Plan which evaluates compatibility of the design with adjacent and surrounding development via pedestrian circulation, gathering spaces, open spaces, and integration with the village concept. 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. 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 projects to ensure that they are planned and will be built in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies will be included at the time of Site Development Reviews and Subdivision applications for Subarea 3 and have been included in the attached Resolution pertaining to the Site Development Review and Vesting Tentative Map (Attachment 5) for The Groves Lot 3. ENVIRONMENTAL REVIEW: The projects are 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. 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 to less than significant. Upon approval of the Eastern Dublin project, 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 existing land uses were addressed by the Negative Declaration approved by the City Council in Resolution No. 140-97 for the Planned Development Rezoning for 453 acres of Dublin Ranch (Areas B-E). For Subarea 3 - The City prepared an Addendum, determining that no additional environmental analysis was required beyond the prior Eastern Dublin EIR and 1997 ND. For The Groves Lot 3 - Impacts have been found to be the same or less than those analyzed previously with no further environmental review required. In June 2003, the City prepared an Initial Study for Fairway Ranch to determine whether there would 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 concluded that the proposed project could not have a significant effect on the environment because the environmental impacts of this project were fully addressed by the final EIR for the General Plan Amendment, Eastern Dublin Specific Plan Amendment and subsequent Addenda, and the 1997 Negative Declaration. Since the number of units currently proposed for The Groves Lot 3 is less than initially evaluated, impacts from the proposed project have been found to be the same or less than those analyzed previously and would not require any further environmental review. An Initial Study was prepared for Subarea 3, and a determination was made to prepare an Addendum to the Eastern Dublin EIR and 1997 ND, included as Exhibit A to the Draft City 17 of 20 Council Ordinance. Attachment 6 is a draft Planning Commission Resolution recommending that the City Council adopt the Addendum. Pursuant to the 2002 Citizens for a Better Environment case, approval of the Addendum will include a Statement of Overriding Considerations for significant unavoidable impacts identified in the prior EIR that are applicable to the project or project site. All other EIRs NDs, Resolutions, and Ordinances referenced above and throughout the Staff Report are incorporated herein by reference and are available for review at City Hall, 100 Civic Plaza, Dublin, California during business hours. 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. A copy of this Staff Report has been provided to the Applicant. ATTACHMENTS: 1) Resolution recommending that the City Council adopt a Resolution approving General Plan and Eastern Dublin Specific Plan Amendments for Dublin Ranch Subarea 3 and The Groves Lot 3 with the draft City Council Resolution attached as Exhibit A 2) Resolution recommending that the City Council adopt an Ordinance approving a Planned Development Zoning District for Subarea 3 with a related Stage 1 Development Plan to replace uses adopted by Ordinance 24-97, with the draft City Council Ordinance attached as Exhibit A 3) Resolution recommending that the City Council adopt an Ordinance for the Groves Lot 3 to a Planned Development Zoning District with related Stage 1 and Stage 2 Development Plan, with draft City Council Ordinance attached as Exhibit A 4) The Groves Lot 3 - Applicant's submittal package dated January 22, 2014 5 Resolution recommending that the City Council adopt a Resolution approving the Site Development Review Permit and Vesting Tentative Map 8164 for Lot 3 for 122 townhouse/condominium units on approximately 8.8 gross acres (6.36 net acres) 6) Resolution recommending that the City Council adopt a Resolution adopting an Addendum for Dublin Ranch Subarea 3, with draft City Council Resolution attached as Exhibit A 18 of 20 SUBAREA 3 GENERAL INFORMATION (PLPA 2013-00033): APPLICANT: Kevin Fryer 5000 Hopyard Road, Suite 170 Pleasanton, CA 94588 PROPERTY OWNER: Dublin Ranch Subarea 3 Project Owner LLC managed by Integral Communities 500 La Gonda Way, Suite 102 Danville, CA 94526 Attn: Drew Kusnick LOCATION: North of Dublin Boulevard, south of Central Parkway, east of Lockhart Street, and west of Fallon Road ASSESSORS PARCEL APN 985-0027-012 EXISTING LAND USE DESIGNATION: a) Medium Density Residential (6.1 to 14.0 units per acre) — 27.2 acres; b) Medium High Density Residential (14.1 to 25 units per acre) — 8.6 acres; c) Open Space — 24.9 acres; d) Stream Corridor — 1.3 acres; and e) Neighborhood Park — 2.0 acres EXISTING ZONING: City Council Ordinance 24-97 PROPOSED LAND USE DESIGNATION: a) Medium Density Residential (6.1 to 14.0 units per acre) — 38 acres, b) Medium High Density Residential (14.1 to 25 units per acre) — 7.5 acres; c) Rural Residential/Agricultural (1 unit per 100 acres) — 14.5 acres, d) Stream Corridor — 2.0 acres; and e) Neighborhood Park— 2.0 acres (no change). PROPOSED RE-ZONING: PD PLPA 2013-00033 SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North PD Parks/Public Recreation Fallon Community Sports Park Vacant South C-O Campus Office Planned Hospital/Medical Facility East PD Medium-High Density Residential, vacant and Open Space vacant High Density Residential (pending approval for 122-unit West PD (pending approval of townhouse/condominium Medium High Density Residential) project—The Groves Lot 3) 19 of 20 THE GROVES LOT 3 GENERAL INFORMATION (PLPA 2013-00034): APPLICANT: Kevin Fryer 5000 Hopyard Road, Suite 170 Pleasanton, CA 94588 PROPERTY OWNER: Lennar Homes 6121 Bollinger Canyon Road #500 San Ramon, CA 94583 LOCATION: North of Dublin Boulevard, south of Maguire Way (private street), east of Keegan Street, and west of Lockhart Street ASSESSORS PARCEL NUMBER: APN 985-0048-005-00 ZONING: Existing - PD-High Density Residential (Ord. 24-97) Proposed— PD-Medium-High Density Residential GENERAL PLAN & EASTERN DUBLIN SPECIFIC PLAN: Existing- High Density Residential Proposed- Medium-High Density Residential SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North PD High Density Residential Multi-family apartments (Oak Grove at Dublin Ranch) Vacant South C-O Campus Office Planned Hospital/Medical Facility Medium Density Residential Vacant East MDR (pending approval for Medium- (Dublin Ranch Subarea 3) High Density Residential) Multi-Family Residential West PD High Density Residential (The Terraces - 262 condominium units) 20 of 20