HomeMy WebLinkAbout8.3 PCSR Trumark/Regional St SDR C��pF D�R_
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/�i � �� STAFF REPORT
1`�i�� PLANNING COMMISSION
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IFOR
DATE: October 13, 2015
TO: Planning Commission
SUBJECT: PUBLIC HEARING - PLPA-2015-00017. Trumark/Regional Street Site
Development Review, Vesting Tentative Map, and Conditional Use Permit
for a new residential project
Report prepared by Kristi Bascom, Principal Planner
EXECUTIVE SUMMARY:
The Applicant, Trumark Homes LLC, is requesting approval of an application to construct 60
townhomes on an approximately 2.7 acre site at 7144 Regional Street in Downtown Dublin. The
project will include the construction of the residential buildings, site circulation and landscape
improvements, and street improvements along Regional Street and San Ramon Road along the
project frontages. The Applicant is seeking site and architectural (SDR) approval, a Vesting
Tentative Map to create condominium units, and a Conditional Use Permit to authorize a
reduced guest parking standard of 0.6 spaces per residential unit instead of 1.0 guest spaces
per unit as otherwise required by the Zoning Ordinance.
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 Resolutions: a) Approving a Conditional Use Permit
for a Parking Reduction for an Individual Use for the 60-unit Trumark Residential Project at 7144
Regional Street in Downtown Dublin; b) Approving Site Development Review for the 60-unit
Trumark Residential Project at 7144 Regional Street in Downtown Dublin; and c) Approving
Vesting Tentative Map 8295 for the Trumark Residential Project at 7144 Regional Street
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Submitted By Revi d By
Principal Planner Assistant Community Development Director
COPIES TO: Applicant
File e
ITEM NO.: O��
Page 1 of 7
G:\PA�2015\PLPA-2015-00017 Trumark at Regional SDR-CUP-VTM\PC Mtg 10.13.2015\PCSR Trumark 10.13.2015.docx
PROJECT DESCRIPTION:
Background:
The subject property is 2.7 acres in size and is located within the Downtown Dublin Specific
Plan area. Horizon Irrigation, which utilizes an existing 8,640 square foot building on the
property, has an outdoor storage yard, and associated parking and landscaping areas that will
be demolished and replaced with the proposed residential neighborhood.
Figure 1: Vicinity Map
The 2.7 acre property is generally :r � .,'� , �- � �� r -
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flat, is rectangular in shape, and has � �� �� � �:
frontage on two public streets �.`�� '$ ''`r-
Regional Street (210 linear feet) and �' , �' �;: ,�,�:°�=-�`��''"
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San Ramon Road (260 linear feet). �;{: " _
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Figure 1 shows the property and its �`� ''� '� �' ` �. � �
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surroundings within Downtown ,�� � ,, _ �
Dublin. Surrounding uses include � „a� - ; �, .-;�-�y �'
the Almond Plaza Shopping Center "� � " �� � ��� `" " � � �� �
. . . � � n�� ..�_ `.�����, �� y.—' ��
to the north, Popeye's Chicken fast � � ��� ,�: �,, y�.�. .
food restaurant and an undeveloped K:� ` - ,�
site to the south, the Sofi Apartments �'`� � �"�, `" � ��� � �" � :��T��
to the west across San Ramon e � ` '�` , �
Road, and the CVS/Savers/Sports `'-�`��" % ,�� � � � � t
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Authority-anchored shopping center � k£=` ,- , � ��,_� '; ��i�!,..�r�`� -
to the east across Re ional Street. � . , #� ` ,�� �'��Q � " ` ' ``� � ��
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The site is in the Retail District of the ;r,'���':��',� '�' , , �'��;-�
Downtown Dublin Specific Plan and
has a General Plan land use designation of Downtown Dublin — Retail District. The property
zoning is Downtown Dublin Zoning District.
Proposed Project
Trumark Homes, LLC has submitted three applications related to the project: a Site
Development Review application to construct 60 residential townhouse-style condominium units
in nine buildings, a Vesting Tentative Map application to subdivide the single 2.7-acre lot into
multiple Air Space Condominium lots and Common Open Space parcels, and a Conditional Use
Permit application for a parking reduction to the City's guest parking requirements.
Each of these applications are described in more detail in the sections below.
ANALYSIS:
Site Development Review
The Trumark/Regional Street neighborhood is designed to incorporate a contemporary
approach to the architecture and a more urban flavor than a typical townhome development,
designed to complement the urban feel of Downtown Dublin. The neighborhood has visual
accessibility onto the existing public streets, with Regional Street to the east providing the main
entry point into the project and minimal setbacks to the public right-of-way to encourage and
engage the residents into the larger retail community. Proposed pedestrian walkways within the
project are conveniently tied to the adjacent public sidewalks, and plantings and hardscape
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elements are used to create an attractive community atmosphere. The overall architectural and
landscape theme is intended to encourage pedestrian access and mobility and provide the
project with design cohesiveness between the residences and the surrounding outdoor spaces.
The Project Plans in their entirety are included as Exhibit A to Attachment 1. The various sheets
within the plan set will be referenced in the sections below.
Access and Circulation — Resident and guest access to the project site is from a driveway off
Regional Street. Emergency vehicles will also enter the site from this driveway, and can exit the
site through two restricted-access driveways that allow fire trucks onto San Ramon Road if
necessary. Sheet C.1 of the Project Plans illustrates the overall site circulation and the location
of the emergency vehicle access points onto San Ramon Road.
The Regional Street entry provides access to the main guest parking areas and to the driveways
that serve the garages for all of the units. Sidewalks and pathways lead to the front doors of
every unit and to the courtyard or paseo areas between buildings. Sheet LA.1 of the Project
Plans illustrates pedestrian connections that will be made to the Almond Plaza shopping center
to the north and also to any future retail/restaurant development that takes place on the parcel
to the south.
Building Architecture, Colors, and Materials — The proposed homes are 3-story townhomes
with an urban character that is emphasized by sleek and stylish contemporary lines, shapes,
colors, windows, and massing. Some of the unique architectural features include Juliette
balconies on all elevations, the use of both smooth cementitious panels with reveals and
cementitious lap siding, corner windows, and frosted glass railings (Sheets A2.1 to A2.12 of the
Project Plans).
The 60 townhouse-style units are accommodated in nine buildings on the project site. The
homes will range in size from approximately 1,511 to 1,772 square feet and offer various two-
and three-bedroom configurations (Sheets A5.1 to A5.4 of the Project Plans). Outdoor living
areas are provided with each unit in the form of a private roof deck and a small, semi-enclosed
patio space at the front door of each home.
Each home has been designed with a direct-access, private, two-car, side-by-side garage.
Residents will be required to maintain their garages clear to accommodate two cars at all times
(per neighborhood association regulations) and each garage contains a minimum of 200 cubic
feet of storage space for household items as well as space in the garage for garbage bins.
A color and material palette has been provided that illustrates three color schemes for the
buildings (Sheet A8.1 of the Project Plans). The proposed palette works well with the
contemporary design theme by choosing light, subtle colors for the building base and strong,
bold colors for the cementitious panels and lap siding (which are used more sparingly). The
metal awning, front doors, and garages are designed to be low-key, and the low patio wall that
semi-encloses private space at the front of each unit matches the base color of the building. A
color and material board demonstrating the three palettes will be provided at the Planning
Commission meeting for review and consideration.
Landscaping/Streetscape Plan — The landscape palette and layout have been designed to be
consistent with the Downtown Dublin Specific Plan by utilizing a variety of hardscape
treatments, site furniture, amenities, and plant material. The overall landscape concept is
shown on Sheet LA.1 of the Project Plans.
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The proposed project provides pedestrian and vehicular connectivity to adjacent retail and
commercial businesses by including access points along the perimeter of the site. The proposed
neighborhood and home design promotes an urban, low maintenance lifestyle by separating
automobiles from pedestrians through the use of pedestrian pathways connecting the public
streets and each building on site. Four of the buildings front onto a pedestrian paseo, one of the
buildings fronts onto the Regional Street streetscape, two of the buildings face the landscaped
project perimeter, and two of the buildings face the neighborhood's pocket park, which includes
an outdoor fireplace and several clustered seating areas designed for relaxation and
conversation. The pocket park details are shown on Sheet LA.3 of the Project Plans.
A preliminary tree survey was conducted for the site which identified the condition and species
of all trees present. None of the trees are Heritage Trees, and the tree conditions range from
good to poor. While a majority of the existing trees will need to be removed, 11 of the trees
(black ash, silver dollar gum, and blue gum eucalyptus), are not in conflict with any new
buildings or driveways and could be retained with the site redevelopment. One of the trees (an
olive tree) will be relocated on site.
New landscape areas are proposed with a variety of drought tolerant, flowering plant material
suitable for low maintenance and water conserving efforts. Trees adjacent to parking areas
provide shade and trees at building ends will provide visual relief. Storm water treatment
facilities are proposed to collect and treat on-site water runoff and shall be designed using a
variety of water tolerant grasses and shrubs.
Site amenities such as street lights, mailbox stations, and street furniture have been proposed to
be consistent with the contemporary design theme of the project (Sheet LA.5 of the Project
Plans). The management and maintenance of the common area and open space landscape by
the local Homeowners Association will be an integral component to the success of the plant
health and maintaining the overall landscape aesthetic.
Affordable Housing/Inclusionary Zoning— On December 16, 2014, the City Council reviewed
and discussed the terms of a future Community Benefit Agreement (CBA) between the
developer and the City related to reserving units from the Downtown Dublin Development Pool
for the proposed project. The terms of the CBA noted the Community Benefit contribution that
the project would provide ($10,000 per unit) and another term of the CBA is that Trumark
Homes, LLC would provide an in-lieu fee of $150,000 per below-market unit that was required
by the City's Ordinance, but not constructed. The inclusionary requirement for a 60-unit
residential project is eight units, so the Community Benefit Agreement, when reviewed and
formalized by the City Council, will commit Trumark to an in-lieu payment of $1.2 million to fully
satisfy the requirements of the City's Inclusionary Zoning Ordinance. The fee will be due at the
time of Final Map approval.
Public Art Compliance — The Applicant intends to satisfy the requirements of the City's Public
Art Ordinance on-site. However, at this time the details of where the public art may be located
are unknown. Condition of Approval No. 14 of Attachment 1 describes the process for moving
forward with the selection and installation of public art and also acknowledges that the Applicant
may decide to pay the in-lieu fee instead. This decision will be made prior to the time of Final
Map approval.
The Resolution approving Site Development Review for the Trumark/Regional Street
Residential Project is included as Attachment 1 to this Staff Report, and Exhibit A to Attachment
1 contains the entire Project Plan set for the proposed project, including all architectural
designs, landscape plans, civil sheets, and tentative map exhibits.
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Conditional Use Permit
The Applicant has submitted a request for a Parking Reduction for an Individual Use in order to
provide guest parking in the neighborhood at a rate that is lower than the City standard. Section
8.76.080.B of the Zoning Ordinance (Parking Requirements by Use Type — Residential Uses)
notes the requirement for single-family homes and townhomes is finro enclosed parking spaces
plus one unenclosed guest parking space per residential unit. The Applicant is proposing to
provide 0.6 guest parking spaces per unit instead of 1.0 as required by the Ordinance. With the
proposed reduction, the parking provided on the project site will be as follows:
Enclosed ara e arkin s aces On-site uest arkin s aces
Re uired er Zonin Ordinance 2 er unit = 120 ara e s aces 1 er unit = 60 s aces
Proposed Pro'ect 2 per unit = 120 ara e spaces 0.6 per unit = 36 s aces
Meets re uirements Does not meet re uirements
Section 8.76.050.E (Adjustment to the Number of Parking Spaces) states that when a reduction
of off-street parking is proposed because an Applicant for a proposed use believes the number
of parking spaces required for their use as specified by the Zoning Ordinance is not applicable
because the use would function differently than the generic use type and associated parking
standards established in this Chapter, the City may grant a reduction in off-street parking
requirements. This section further states that in order to consider this request, the following
must be demonstrated:
1. Conditional Use Permit Findings can be made.
2. The Applicant submits a parking study prepared by a qualified consultant analyzing the
parking demands of the proposed use and the parking demands of similar uses in similar
situations, demonstrating that the required parking standards are excessive, and
proposing alternate parking standards which are appropriate and ensure that there will
not be a parking deficiency.
3. Overflow parking will not impact any adjacent use.
The Applicant's consultant (TJKM) conducted a parking analysis that the City's Transportation
and Operations Manager reviewed (Attachments 2 and 3). City Staff concurred with the results
of the study and, due to the reasons outlined in the report, is able to support a reduction in the
required number of guest parking spaces for this project in this location. The guest parking
spaces will be provided on-site in accordance with Sheet C.3 of the Project Plans.
The Resolution approving Vesting Tentative Map 8295 for the Trumark Residential Project is
included as Attachment 4 to this Staff Report.
Vesting Tentative Map 8295
The Applicant has submitted a request to subdivide the ± 2.7 acre property into six Air Space
Condominium parcels for the 60 residential units with walkways and patios (totaling 1.66 acres)
and seven Common Area parcels for the driveways, landscaping, and parking areas (totaling
1.04 acres). The Vesting Tentative Map is included in the Project Plans.
The Resolution approving Vesting Tentative Map 8295 for the Trumark Residential Project is
included as Attachment 5 to this Staff Report.
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CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE
The proposed project will contribute to housing opportunities and diversity of product type
consistent with the Downtown Dublin Specific Plan, and the City's Zoning Ordinance. The
proposed neighborhood has been designed to be compatible with surrounding commercial uses,
while encouraging the appropriate integration of residential uses to activate Downtown Dublin.
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 to ensure that the Project is
established in compliance with all local Ordinances and Regulations. Conditions of Approval
from these departments and agencies are included in each Resolution, as appropriate.
ENVIRONMENTAL REVIEW:
The project site is located within the Downtown Dublin Specific Plan area, which was the subject
of an Environmental Impact Report (EIR), State Clearinghouse number 20100022005. The
Downtown Dublin Specific Plan Final EIR was certified by City Council Resolution No. 08-11
dated February 1, 2011. Pursuant to the California Environmental Quality Act (CEQA)
Guidelines section 15168, Site Development Review approval for this project is within the scope
of the project analyzed in the Specific Plan EIR and no further CEQA review or document is
required.
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 Site Development Review for the 60-unit
Trumark Residential Project at 7144 Regional Street, with the Project
Plans included as Exhibit A.
2. Results of Parking Study for Regional Street Housing in Dublin
(dated 7/16/2015)
3. Updated Results of Supplemental Parking Study for Regional Street
Housing in Dublin (dated 9/10/2015)
4. Resolution approving a Conditional Use Permit for a Parking
Reduction for an Individual Use for the 60-unit Trumark Residential
Project at 7144 Regional Street
5. Resolution approving Vesting Tentative Map 8295 for the Trumark
Residential Project at 7144 Regional Street
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GENERAL INFORMATION:
APPLICANT: Chris Davenport, Trumark Homes LLC, 4185 Blackhawk
Plaza Circle #200, Danville, CA 94506
PROPERTY OWNER: Browman Development Company, 1556 Parkside Drive,
Walnut Creek, CA 94596
LOCATION: 7144 Regional Street
ASSESSORS PARCEL
NUMBERS: 941-0305-024-00
GENERAL PLAN
LAND USE DESIGNATION: Downtown Dublin — Retail District
SPECIFIC PLAN
LAND USE DESIGNATION: Retail District (Downtown Dublin Specific Plan)
SURROUNDING USES:
LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF
PROPERTY
North DDZD Downtown Dublin — Retail District Commercial —Almond Plaza
Shopping Center
South DDZD Downtown Dublin — Retail District Commercial — Popeye's
Chicken Restaurant
West DDZD Downtown Dublin — Retail District Sofi Apartments across
San Ramon Road
East DDZD Downtown Dublin — Retail District Commercial — CVS and Wells
Fargo across Regional Street
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