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HomeMy WebLinkAbout02-003 LegacyDev& Rezoning AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: February 24, 2004 SUBJECT: PA 02-003 Legacy Partners/AMB Properties - Planned Development Rezoning and Stage 2 Development Plan, Tentative Parcel Map, Site Development Review and Development Agreement Janet Harbin, Senior Planner ',g9~/ Prepared ATTACHMENTS: 1. Resolution recommending City Council approve the Mitigated Negative Declaration (with Mitigated Negative Declaration and Initial Study attached as Exhibit A, Comments Received and Staff Responses attached as Exhibit B) 2. Resolution recommending City Council adopt the Ordinance approving the Planned Development Rezoning and Stage 2 Development Plan (with Development Plan attached as Exhibits A-1 and A-2) 3. Resolution Approving Vesting Tentative Parcel Map and Site Development Review (with Tentative Parcel Map attached as Exhibit A, and Site Plan attached as Exhibit B, included in Development Plan) 4. Resolution Recommending Approval of a Development Agreement between the City and AMB Properties (with Development Agreement attached as Exhibit A) 5. Colored Elevations with color samples (to be presented at Public Hearing) 6. Applicant's Written Statement RECOMMENDATON: 1. Hear Staff presentation. 2. Open public hearing. 3. Take testimony from the Applicant and the public. 3. Question Staff, Applicant and the public. 4. Close public hearing and deliberate. 5. Adopt Resolution recommending City Council approve the Mitigated Negative Declaration (Attachment 1) 6. Adopt Resolution recommending City Council adopt the Ordinance approving the Planned Development Rezoning and Stage 2 Development Plan (Attachment 2) 7. Adopt Resolution Approving Vesting Tentative Parcel Map and Site Development Review (Attachment 3), subject to conditions 8. Adopt Resolution recommending City Council approve the Development Agreement between the City and AMB Properties (Attachment 4) COPIES TO: Applicant Property Owners PA file BACKGROUND: Legacy Partners has submitted a project application consisting of a Planned Development Rezoning and Stage 2 Development Plan, Vesting Tentative Parcel Map, Site Development Review and a Development Agreement for a mixed-use project transit village consisting of a four and ½ story structure containing a maximum of 304 multi-family residences, a small amount of neighborhood retail uses on the ground story, and a 150,500 square foot office building on the southern portion of the site closest to the Alameda County Flood Control Channel and freeway corridor. The approximately 9.06 acre property is owned by AMB Properties, and located northwest of the 1-580 freeway, south of the extension of St. Patrick Way in the West Dublin BART Specific Plan area of Dublin. Adjacent to the west boundary of the property are light industrial and professional/administrative office uses. Additionally, the site is adjacent to the west boundary of the residential project proposed by Orix on the BART property, recently approved by the Planning Commission for high-density residential land use and commercial development. The project site is currently developed and improved, containing the Cor-O-Van warehouse, storage and distribution center with associated paving for parking and loading areas. The Cor-O-Van center will continue to operate at the site until the residential development is ready to be constructed. The project is anticipated to be constructed in two phases, with construction of the residential and small retail uses on an approximately 4.5 acre (net acreage) portion of the property in the first development phase, and the office building on approximately 3.28 acres (net acreage) of the site in the second phase. The parking for the residential and retail development will consist of a ½ story of subterranean parking area and one ground level parking area as the first floor of the building. The office building will have ground-level parking located on the east portion of the site, close to the flood control channel and the freeway corridor. ANALYSIS: The Dublin Zoning Ordinance establishes the intent and requirements of a Planned Development Zoning District. The intent of the Planned Development Zoning District is to create a more desirable use of the land, a more coherent and coordinated development, and a better physical environment than would otherwise be possible under a single zoning district or combination of zoning districts. This district requires that a Stage 1 and Stage 2 Development Plan be adopted to establish regulations for the use, development, improvement, and maintenance of the property within the requested Planned Development Zoning District. As the Stage 1 Development Plan was previously approved by the City Council in June 2002 with the rezoning of the West Dublin BART Specific Plan, the Stage 2 Development Plan is being considered at this time to further implement the project. The Stage 2 Development Plan depicts the precise location of land uses, unit count, and densities for the project. The proposed Stage 2 Development Plan is illustrated in the project plans in Attachment 2, Exhibit A-2. Specific Plan/General Plan The project site is located within the West Dublin BART Specific Plan area, a planning area in the City's downtown. This Specific Plan was adopted by the City of Dublin on December 19, 2000 for the purpose of directing the land use, circulation, infrastructure and development for 71.40 acres of land located in the central portion of Dublin, west of the 1-680 freeway and north of the 1-580 freeway. At build-out over the next five to seven years, the West Dublin BART Specific Plan area would allow the development of a range of residential, commercial office, retail, employment and public/quasi-public uses. The project site is also designated as an "Opportunity Site" in the Specific Plan as it is considered a property in transition, moving away from the industrial uses in the past to a more vital urban transit-oriented place. The West Dublin BART Specific Plan designates the site as Mixed Use (MU), which permits residential use as well as retail or office uses, and Office (O). The original residential density for the site allowed 30 to 50 dwelling units per acre to be developed. The Planning Commission recently recommended City Council approval of a PD Planned Development/Stage 1 Development Plan on the adjacent site owned by BART to allow a high-density residential development and a commercial center associated with the future construction of the West Dublin BART Station. That project and the proposed Legacy Partner project will provide a cohesive and interrelated transit focused community. Floor Area Ratio (FAR): The West Dublin BART Specific Plan also established Floor Area Ratios (FAR) for properties within the West Dublin BART planning area. The square footage of the office use proposed as part of the subject project is approximately 150,500 square feet, and the gross acreage of the site is 3.26 acres. The FAR for the office portion of the site area is 1.05. This is consistent with the FAR range of 0.50 to 1.20 allowed on the site by the West Dublin BART Specific Plan. This project as a whole is an interrelated transit village and will be developed consistent with the provisions of the Specific Plan, the negotiated Development Agreement (Attachment 4, Exhibit A), and the General Plan. Residential Density: The property contains approximately 9.06 gross acres of land, and with the construction of 304 multi-family units as shown on the Applicant/Developer's plan, the residential development would result in a density of approximately 34 dwelling units per acre for the site. This density is consistent with the density range of 30 to 50 units per acre permitted under the General Plan. The number of residential units is also consistent with the Mixed Use land use category in the West Dublin BART Specific Plan which allows a maximum development of 331 dwelling units in the area. Retail Component: The Mixed Use land use category in the Specific Plan and General Plan requires that the residential development also contain a non-residential component, such as retail or office use. The proposed project contains a neighborhood retail component of approximately 1,000 square feet with small storefronts on ' the ground level floor to serve residents and office users. Traffic Issues: As required by the West Dublin BART Specific Plan and the General Plan, traffic impacts and mitigation measures for this proposed project have been reviewed in the Negative Declaration for the West Dublin BART Specific Plan and the West Dublin BART Specific Plan; the Supplemental Environmental Impact Report prepared by BART for the BART extension project (certified by the BART Board in April 2001); and, the Mitigated Negative Declaration prepared for the Legacy Partners project. The mitigation measures recommended by these environmental documents have been incorporated into the development plan. No significant traffic impacts will result after mitigation. In summary, the project is consistent with the General Plan and West Dublin BART Specific Plan. Further details of the traffic mitigation measures incorporated into the project are contained in the section on Traffic in this report. Planned Development District Rezoning and Stage 2 Development Plan The applicant has proposed a PD Planned Development District rezoning for the site. The existing zoning of the property is PD Planned Development Stage 1 Development Plan. Chapter 8.32 of the Dublin Zoning Ordinance establishes the intent, purpose and requirements of the Planned Development District. The intent of the Planned Development District is to create a more desirable use of the land, a more coherent and coordinated development and a better physical environment that would otherwise not be achieved under a single zoning district or combination of zoning districts. A Development Plan is required pursuant to the Zoning Ordinance, which establishes regulations for the use, development, improvement and maintenance of the property within the Planned Development Zoning District. The Zoning Ordinance also requires the adoption of both Stage 1 and Stage 2 Development Plans with the reclassification of the property in question to the Planned Development Zoning District. The applicant is requesting approval of a Stage 2 Development Plan for the specific development of the subject site at this time. The Development Plan prepared for the West Dublin Transit Village project, depicts the specific development proposed and addresses the requirements of the Zoning Ordinance for this stage of development. The Development Plan and Project Plans for the residential, retail and office sites, roof views, ground level parking, podium-level parking, utility lines, grading and elevations are contained in Attachment 2, Exhibit A-2. The proposed Planned Development District Rezoning would implement and be consistent with the West Dublin BART Specific Plan and the Dublin General Plan by: · Providing a high profile, state-of-the-art transit-oriented development with a mix of both residential and commercial uses in the vicinity of the West Dublin BART station; · Providing higher intensity residential development for households desiring a more urban living environment close to a transit station; · Promoting the development of a state-of-the-art transit-oriented development on properties adjacent to the West Dublin BART station to create a vital and visually distinctive district, both locally and regionally; · Encourage the stimulus of the new BART station to increase economic vitality and overall activity within downtown Dublin; and, · Create a more pedestrian friendly environment within the West, Dublin BART planning area to attract businesses and visitors. Prior to rezoning of the specific plan area to PD, the project area and the surrounding area was zoned M-1 Light Industrial or C-2 General Commercial, and many of the businesses were in the process of relocating to other areas in the City or other jurisdictions. The project proposed by Legacy Partners would provide support for further office and commercial development in the Specific Plan area, and also serve as a transition from the existing light industrial uses in the area to development consistent with the vision of the adopted West Dublin BART Specific Plan. The design objective of the Legacy Partners' Transit Village is to combine a dense, urban residential and commercial/retail development in a compact space to create a "transit village" character. This is reflected in the proposed high density residential dwelling units and the commercial/retail uses close to a major transit station, the proposed future West Dublin BART Station. Stage 2 Development Plan: The Applicant/Developer's proposal consists of a multi-family residential product with a small retail component and an office building of approximately 150,500 square feet (see Attachment 2, Exhibit A-2 for Development Plan/Project Plans). Further details on the Applicant/Developer's development concept are contained in Attachment 6, the Applicant's Written Statement. Statement of Proposed Uses: The project is proposed for development in two phases (see Attachment 2, Exhibit A-2, for Phasing Plan). One phase of the project consists of the development of residential dwelling units at a density of 34 dwelling units per acre, and the establishment of a small amount of retail space at ground level to serve the residents and office users in the project (see Attachment 2, Exhibit A-2). Conditional and accessory uses would be permitted in accordance with those allowed by the Zoning Ordinance. The proposed land uses for the property are as follows: 4 mo Conditional Uses: Accessory Uses: PD - High Density Residential/Neighborhood Retail Permitted Use: Phase 1 - Multi-Family Dwellings & Neighborhood Retail Retail uses of a neighborhood retail character As provided in the regulations and procedures of the R-M and C-N Zoning Districts as modified by the PD Rezoning As provided for in the regulation and procedures of the Zoning Ordinance Bo PD - Office/Retail Permitted Use: Conditional Uses: Accessory Uses: Phase 2 - Office/Retail As provided in the regulations and procedures of the C-1 Zoning District As provided for in the regulation and procedures of the Zoning Ordinance Stage 2 Site Plan: The Stage 2 Site Plan is shown in the Stage 2 Development Plan (Project Plans) for Legacy Partners West Dublin Transit Village in Attachment 2, Exhibit A-2, Sheets EX-1 and EX-2. The Stage 2 Site Plan depicts the location of the proposed land uses, circulation system, parking areas, topography and limits of grading on the site. The first phase of the project is anticipated to include 304 multi-family dwelling units designated Medium High Density Residential with approximately 1,000 square feet of neighborhood retail on the ground level, and is located adjacent to the south side of the future St. Patrick Way alignment from Golden Gate Drive to Regional Street. Additionally, property along the proposed alignment for St. Patrick Way will be dedicated, and roadway access will be constructed in this phase. On-site improvements proposed such as the loop roadway within the project and the paved courtyard area, providing pedestrian access to the BART Station between the residential building and the office building (see Development Plan, Sheet EX-3), will also be constructed in this phase of the project. Additionally, the applicant proposes to complete rough grading for the second phase of development as part of Phase 1. The development of Phase 1 is anticipated to commence in 2004, with Phase 2 following thereafter. The second phase of development consists of the construction of the 150,500 square foot office building designated Retail/Office, and located to the south of the residential complex. Road improvements in Phase 2 include additional improvements as determined necessary for safe access to the entire development. A phasing summary is provided below indicating the proposed land use, number of units, and net acreage (minus dedicated land and improvements) for each phase. PHASING PLAN *Net Acreage excludes the private roads and local streets Lots/ Max. Net Acreage* Phase No. Land Use & Zoning Type Parcel # Units or Sq. Ft. I High Density Residential I 304 4.446 (R-M) Retail/Office (C-N) 1,000 sq. ft. 2 Retail/Office (C-O) I 150,500 sq.ft. 3.281 304 units Total 2 151,500 sq.ft. 7.73 5 Compatibility with Stage 1 Development Plan. The Stage 2 Development Plan proposed at this time is generally consistent with the Stage 1 Development Plan approved with the rezoning of the West Dublin Specific Plan area in June 2002 as the table below illustrates: Legacy Partners Proposed Stage 2 Development Stage 1 Development Plan West Dublin Transit Village Plan Acres-~ Units/SquareFootage Acres± Units/Square Footage High Density Residential 4.45 304 units 4.45 331 Retail/Office 1,000 sq.ft. Max. For Plan Area Retail/Office 3.28 150,500 sq.ft. 2.51 6.98 For Entire Plan Area St. Patrick Way R.O.W lo 15 59,101 2.11 N/A Property for BART Frontage .18 N/A YOTAL 9.06 304 9.07 331 Max. For Plan Area Architectural Standards: The architectural design standards and unit floor plans for the Stage 2 Development Plan are established by the architectural drawings prepared by the MBH in the project plans (see Sheets A.9 through A. 14 of the Project Plans in Exhibit A-2, Attachment 2). Additionally, the Applicant has provided supplemental information in Attachment 5, Colored Elevations, which also includes the color samples for residential/retail complex as well as the office building. Development Standards: To accomplish the land plan envisioned, specific development standards are established in the Development Plan to guide the Stage 2 development of the property. The proposed Development Plan and development standards for the PD zoning district are attached as Exhibit A-2, Project Plans, stamped by the City, "received January 2, 2004." Preliminary Landscape Plan: The Preliminary Landscape Plan is shown on Sheets L.1 through L.6 of the project plans, Attachment A-2. A condition of the Site Development Review (see Resolution, Attachment 3) requires the submittal of a Final Landscaping and Irrigation. Inclusionary Zoning Regulations: The Applicant/Developer will comply with the Inclusionary Zoning Ordinance and any City Council Resolution relating to that ordinance in effect at the time of the issuance of the first building permit for this project. The regulations recently adopted by the City Council require new residential projects to provide 12.5% of the total number of dwelling units with the development as affordable units. The City Council may authorize that fees in-lieu of construction can be paid for 40% of the required units. At the present time, the Applicant/Developer proposes to provide a minimum of 38 affordable units within the High Density (multi-family) residential area, which equals 7.5% of the total number for units within the project site. These dwelling units will be for-rent apartment units. The applicant proposes to meet the remaining percentage of the affordable housing requirement through the payment of in-lieu fees. An agreement between the City and the Developer will be prepared to facilitate meeting the affordable housing requirement. The City Council will be the authority in determining how the applicant will be required to meet this housing need. Development Agreement: The property owner of the Legacy Partners project site, AMB Properties, proposes to enter into a negotiated Development Agreement with the City. The Development Agreement for the Legacy Partners project has been prepared by the City Attorney's Office, and is included in Attachment 4, to be recommended for consideration and approval by the City Council with approval of the Stage 2 Development Plan. Items in the Development Agreement include, but are not limited to, the financing and timing of infrastructure; payment of traffic, noise and public facilities impact fees; dedication of right-of-way; construction of transportation improvements; the oversizing, construction and general maintenance responsibilities for roads and infrastructure; and, other general provisions. The approval Development Agreement is particularly important for this project due to the amount of land dedication and improvements associated with the project. SITE DEVELOPMENT REVIEW: Topography and Site Development The site is located within a developed portion of the City's downtown area. The topography of the site is relatively flat as the site was previously graded for the construction of the warehouse and the paving when the facility was built. The site lies at a lower elevation than the 1-580 corridor, and is separated from the Alameda County Flood Control Channel by a gentle upward slope and a grassy filtration swale. The Preliminary Grading and Drainage Plan for the project (Sheet C.2 of Attactunent A-2) takes into consideration the existing contours and infrastructure of the site to minimize excessive cuts and fills. The parking lot for the office building, lying closest to the freeway, is setback from the flood control channel easement by approximately 20 feet and a grove of mature redwood trees. Architectural Concept & Theme The architectural concept for the West Dublin Transit Village community is to create a modem, urban transit- oriented character with an interesting color palette. This architectural style is articulated on the residential complex and the office building with detailed features such as colored stucco, wood, glass, and steel. The selected architectural style has been developed by MBH Architects for Legacy Partners to achieve the urban transit village architectural concept and provide a clean innovative design (see Elevations in Exhibit A-2 of the Development Plan/Project Plans, Attachment 2). The proposed architectural design will complement the style of the modem urban buildings and landscaping which eventually will be constructed in the Specific Plan area, and also provide interest in the physical landscape from the freeway corridor. MBH Architects has provided supplemental information in Attachment 5, Colored Elevations with color samples for the building design. These illustrations will be presented at the Planning Commission hearing for review and approval, and provides renderings of the architectural style and design of the project. The four-story apartment complex is designed with four buildings constructed around a large landscaped courtyard. The apartment units consist of 20 studio, 132 one-bedroom, 124 two-bedroom, and 16 three- bedroom units. Unit sizes range between 575 to 1,275 square feet. The parking garage is two levels under the living space, one level of which 1/2 is subterranean and contains 723 parking spaces. The ground level garage floor is hidden behind the first-story faCade of the building and the neighborhood retail storefronts. The garage is entered from the looped accessway within the complex, creating a pedestrian-friendly fully landscaped street frontage and main entry to the complex along St. Patrick Way. The typical unit plans are illustrated on Sheet A. 14 of the project plans (Development Plan), and many of the units provide balconies. MBH Architects will provide supplemental information in Attachment 5, Colored Elevations with color samples at the hearing for the building design. The office building is an approximately 150,500 square foot four-story structure with a paved parking lot containing 484 surface parking spaces. Between the residential/retail complex and the office building is a paved and landscaped courtyard area (see Sheet L-3 of the Preliminary Landscape Plans in Development Plan), providing pedestrian access to the residential, retail and office uses, and a convenient paved walkway to the adjacent development proposed by Orix on the BART-owned property. The Applicant/Developer and representatives of the BART District will cooperate together to make this an uninterrupted pedestrian pathway 7 to the BART Station, scheduled for construction in 2006. Sheet EX-3 of the Development Plan in Attachment 2 illustrates the various paths of travel from the project to the BART Station, including the connection of a future Orix/BART pedestrian access. This accessway has a secondary use as an Emergency Vehicle Accessway (EVAW) if needed. Lot Coverage In the context of this Planned Development, the Applicant is requesting that the lot coverage standard in the Zoning Ordinance of 50% for the high density residences be applied. The residential/retail portion of the project has a 50 % lot coverage, and is, therefore, consistent with the Zoning Ordinance. Landscape Design Theme The Preliminary Landscaping Plan is presented in Sheets L-1 through L-6 of the project plans. The landscape elements have been designed by Caducci and Associates, Landscape Architects, to blend with and enhance the architectural theme. The landscape elements have also been designed to tie the project to the surrounding street network, sidewalks and pedestrian pathways which lead to the BART Station and the commercial areas of the central downtown. The residential/retail complex is enhanced with landscaping, creating an outdoor courtyard wrapping around and in between the four buildings and the total percentage of landscaping on the developed site would be approximately 32% of the site area. The landscaping and decorative paving along the walkways is continued to the office building site and integrates the development into a cohesive community. Enhanced landscaping has also been added to the surface parking lot of the office building to buffer the visual landscape of the development from the freeway. The grove of redwood trees near the freeway corridor near the northwest corner of the site will remain undisturbed. Should any trees be proposed to be removed or altered in the future, the procedures in the City's Heritage Tree Ordinance must be followed. A street tree program and streetscape with pedestrian walkways unify the project and provide a hierarchy of color, texture and size. The various entries to the development are characterized by monumentation, textured concrete paving and boxed specimen canopy trees (see Sheets L-1 through L-5 of the project plans for monuments, landscaping and paving features). Landscaped sidewalks along the street frontage of the project are designed for pedestrians to travel throughout the site year-round and for visual relief. The landscape has been designed to enhance the residents' experience and provide the City with a quality development, and will greatly improve the visual experience in the West Dublin BART Specific Plan area. Irrigation for this development will be an automatic and efficient system designed to reduce overspray and excessive runoff, utilize low precipitation heads and conserve water. Irrigation valves will be separated based on orientation, exposure to the sun, shade and wind and will be designed to be sensitive to the water requirements of the plant material selected. The irrigation design in the Final Landscape and Irrigation Plan will be required to meet the City's water efficient landscape regulations. Additionally, this project is located within the DSRSD District Recycled Water Use Zone, which calls for installation of recycled water irrigation systems to allow for future use of recycled water for approved landscaped irrigation demands. Compliance with this District regulation is required, unless the District Engineer approves an exemption (see Conditions of Approval in Resolution, Attachment 3). Traffic and Circulation The new segment of St. Patrick Way between Golden Gate Drive and Regional Street will provide access to the proposed West Dublin BART/Orix and AMB/Legacy Partners (Cor-O-Van) developments. The future extension of St. Patrick Way will be a connection to 1-680 on/off ramps, allowing development of surrounding land uses per the West Dublin BART Specific Plan. The ultimate right-of-way width for St. Patrick Way will vary between 68 and 71 feet. The ultimate section will consist of two 12-foot wide travel lanes, a 12-foot wide center two-way left-turn lane, and 8-foot wide parking lane on the south side and sidewalks that vary between 6 feet and 11 feet on both sides of the street. The St. Patrick Way improvements will assure safe and convenient access to abutting properties, and the design will be based on a 25 mile per hour speed limit. A project-specific traffic impact analysis was prepared by Omni-Means in 2000, and update in May 2003. The Omni-Means report concluded that all traffic and circulation impacts of the proposed Specific Plan, which included implementation of the land uses proposed with this project, could be reduced to less-than-significant levels after a number of roadway improvements are completed in the vicinity of the project. The Applicant/Developer will be responsible for paying fees related to a portion of the cost of the extension This segment of St. Patrick Way will provide parking only on the south side of the street, adjacent to the proposed development. The Applicant/Developer has agreed to providel O-foot sidewalks for both sides for the street to facilitate pedestrian circulation (reflected in Conditions in the Resolution, Attachment 3). The St. Patrick Way/Golden Gate Drive intersection will be signalized. Right-of-way acquisition and dedication for the future extension of St. Patrick Way is required of the Applicant/Developer as part of the project conditions. The Applicant/ Developer will be required to dedicate 1.17 acres of the established right-of-way for St. Patrick Way, and also · 18 acres of property along the frontage of the BART-owned property as stipulated in the Development Agreement (see Attachment 4) for completion of improvements for the roadway. Any easements for public utilities or services must also be acquired and/or dedicated by the Applicant/Developer to accOmmodate all joint trench utility structures and/or appurtenances located outside of the public right-of-way. Additionally, the Applicant/Developer is required to dedicate a private egress easement across the northeastern portion of Parcel 1 for the benefit of the neighboring BART property (APN 941-1500-046). The easement is to accommodate vehicle and pedestrian egress from the future BART development across Parcel 1 's eastern drive aisle, terminating at St. Patrick Way. The dedication will be required with approval of the final map, or sooner as stipulated by the Development Agreement. The proposed driveway along the east side of Parcel 1 (residential/retail parcel) is to be designed to accommodate the connection of a future BART egress driveway near it's northern terminus at St. Patrick Way, assuming the Project precedes development of the neighboring BART property (see exhibits in Attachment 4, Development Agreement). If the BART development occurs first, the Applicant/Developer must adjust the alignment of the proposed driveway to conform to the BART egress driveway, and maintain access from the BART driveway open and unobstructed at all times during construction. Emergency vehicle access will be provided as a secondary use of the internal pathway/accessway between the buildings for fire and police access to the residential, retail and office uses. Other traffic mitigation measures required of the Applicant are contained in the Conditions of Approval for the Tentative Parcel Map and Site Development Review in Attachment 3, and reflected in the Development Agreement in Attachment 4. The project includes a contribution by the Applicant/Development of a pro-rata share of funding toward those improvements planned for the West Dublin BART Specific Plan area. Parking The parking for the residential and retail development will consist of a ½ story of subterranean parking area and one ground level parking area as the first floor of the building. The office building will have ground-level parking located on the east portion of the site, close to the flood control channel and the freeway corridor. A total of 944 parking spaces are proposed for the development and are allocated as follows: Residenital spaces: 460 Office spaces: 221 Shared Residential/Retail & 263 Office spaces Total Parking Spaces 944 The Applicant/Developer is proposing that 263 parking spaces within the parking garage for the residential/retail portion of the project share spaces with the office use to the south. The City's requirement for parking is 1,046 parking spaces for the mixed-use development. The shared spaces would be used by office users d~ing the day, when less residential parking is needed. The office would then be closed in the evening during the peak demand period for residential parking. The Applicant/Developer has submitted a request for a 15% parking ratio reduction to allow provision of less parking for the development than would normally permitted under the Dublin Zoning Ordinance. The Applicant/Developer is also requesting permission to implement a shared parking space program for the mix of uses on the site, along with a parking management plan. Traffic and parking studies have analyzed the Project both with and without the BART station. If the BART station is not constructed, the overall traffic generated in the project area would decline, further reducing potential traffic impacts. Two traffic and parking studies have been prepared for the project analyzing the reduction in parking for the project, the Final Report:Transportation and Parking Impacts for the Proposed Dublin Transit Village (dated May 22, 2002), and Focused Trip Generation Rate/ParkingUpdate for the Proposed Dublin Transit Village (dated May 14, 2003) by Omni- Means. These two studies contain the supporting data for the analysis of the parking reduction from 1,046 parking spaces to 944 parking spaces, with the shared parking as discussed above. This reduction and associated requirements are addressed in the Conditions of Approval in the Resolution in Attachment 3. Additionally, the use of trip reductions for the project's residential and office components are based on research conducted by the University of California (Robert Cervero, University of California Berkeley, Development Ridership Data for BART, November 1993). This research involves actual surveys of transit use by developments in close proximity to BART stations. These reductions were also outlined in the Dublin Transit Center EIR to support the reduction in parking for that transit-oriented development. Water Supply The project site is presently served and will continue to be served by DSRSD water pressure Zone 7. Water facilities must be connected to the DSRSD or other approved water system, and must be installed at the expense of Applicant/Developer in accordance with the District's Standards and Specifications. DSRSD's specific requirements are included in the Conditions of Approval, and the Applicant/Developer must comply with them prior to issuance of building permits and/or acceptance of final improvements. Sanitary Sewer and Recycled Water Irrigation The existing warehouse use on the property is currently served with sewer service from the Dublin San Ramon Services District (DSRSD). Expansion of recycled water and sanitary sewer infrastructure and relocation of pipes within the right-of-way of St. Patrick Way will be a requirement of the project (see Resolution, Attachment 3) to provide adequate capacity to the project. Existing sewer mains on Golden Gate Drive between St. Patrick Way and Dublin Boulevard, and sewer mains on Dublin Boulevard between 1-680 and Golden Gate Drive also require upsizing to meet the project demands. These improvements are included in the project improvement and roadway plans, and the Applicant/Developer will be required to submit all plans to DSRSD for review and approval. Storm Drainage/Hydrology The storm drain system for the development will be connected to the existing system of drainage facilities owned and maintained by Zone 7 of the Alameda County Flood Control and Water Conservation System. This system consists of underground pipes, box culverts and open channels that flow southerly adjacent to 1-580. The Applicant/Developer will prepare a storm drainage or hydrology study for the properties and roads to be developed/constructed with the project. All storm drain improvements and mitigation measures identified in the Study and/or specified by the City Engineer/Public Works Director shall become requirements of this project. l0 Police and Fire Department Requirements The Applicant/Developer will comply with all Alameda County Fire Services (ACFD) rules, regulations, City of Dublin and standards, including minimum standards for emergency access roads and payment of applicable fees, including City of Dublin Fire facilities Fees. Maintenance of Landscaping and Streets The City generally is responsible for maintenance of landscaping within the rights-of-way of streets that are accepted for dedication. The landscape improvements for street right-of-way will be installed by the Developer concurrently with the development of the parcel unless otherwise specified by the Development Agreement. St. Patrick Way and the public streets in the project will be publicly maintained. All private accessways and pedestrian pathways will be maintained by the property owner. VESTING TENTATIVE PARCEL MAP The Applicant has submitted a Vesting Tentative Parcel Map 8069 for the two phases and land uses proposed with the project. The map proposes to subdivide the AMB property into two parcels for the development. The multi-family residential property will constitute Phase 1 of the development and the development of the new parcel adjacent to the extension of St. Patrick Way. Phase 2 of the project will coincide with the commercial development on the second and smaller parcel of the map, closest to the freeway corridor. The primary access to the project will be from the two driveway accessways from the future extension of St. Patrick Way, a public street (See Attachment 2, Sheet C. 1 for diagram of accessway). Other than Street "F" which will be a private street providing access to the proposed residential/retail portion of the project and parking area, which loops around the office building to provide access to that building and the associated parking lot. The drive aisle continues to St. Patrick Way where it will provide an additional shared accessway to residences and those on the adjacent BART property site. Improvements provided by the Vesting Tentative Tract Map, along with the Conditions of Approval in Attachment 3, address flood control, street improvements, utilities, schools, phasing, noise mitigation, landscaping, and the open space area. The Development Agreement for the project (Attachment 4) also includes information and reflects the requirements of the Applicant related to improvements. Street improvements and right-of-way dedications are shown in detail on the Vesting Tentative Parcel Map and Site Plans contained in the Stage 2 Development Plan (Exhibit A-2 of Attachment 2). Requirements of the affected utilities and special districts have been incorporated into the Conditions of Approval as part of the required obligations of the Applicant/Developer (see Resolution in Attachment 3 for Conditions of Approval). ENVIRONMENTAL ANALYSIS: The City prepared an Initial Study dated November 6, 2003 for the Project consistent with CEQA Guidelines section 15162 and determined that the Project would not result in any significant adverse impacts. Although not required by CEQA, the City prepared a draft subsequent Mitigated Negative Declaration pursuant to CEQA Guidelines section 15162 to examine how the Specific Plan policies, standards and programs were included in the Project, and thus how prior adopted mitigation established in the Specific Plan would be implemented. The draft Mitigated Negative Declaration and Initial Study are attached as Exhibit A to the Resolution in Attachment 1. The draft Mitigated Negative Declaration was circulated for public review from November 10, 2003 to December 2, 2003. The City received one comment letter on the Project, from Adams Broadwell Joseph & Cardozo, dated December 2, 2003. Although not required by CEQA, the City prepared written responses to all the comments in a Responses to Comments document dated February 10, 2004 which is contained in Exhibit B of the Resolution in Attachment 1. The comment letter included a substantial amount of background materials that are on file and available for review in the Planning Department. Staff carefully reviewed the comments in preparing the written responses and the responses provide the City's good faith, reasoned analysis of the environmental issues raised by the comments. The site is presently developed with a land use (light industrial) generally considered more intense than the mixed-use (residential and retail) and office use now proposed with the project. The site will be redeveloped in accordance with the City's General Plan, West Dublin BART Specific Plan, and Zoning, and preparation of a further EIR is unwarranted. Based upon the substantial amount of environmental review completed for the project and the measures incorporated in the project by the Applicant's plan, Staff has determined that no subsequent EIR-level review or recirculation of the document was warranted, that the prior Negative Declaration and the Project Mitigated Negative Declaration adequately identified and analyzed the Project's environmental impacts, and that the comments and responses did not constitute or require substantial revisions to the Mitigated Negative Declaration. CONCLUSION: This application has been reviewed by the applicable City Departments and agencies, and their comments have been incorporated into the Stage 2 Development Plan (see Resolution, Attachment 2) and the conditions of approval for the Vesting Tentative Parcel Map and Site Development Review (see Resolution, Attachment 3). The proposed project is consistent with the Dublin General Plan, West Dublin BART Specific Plan, and Stage 1 Development Plan rezoning previously approved, and represents an appropriate and well-planned transit- oriented project for the site which will assist in revitalizing the West Dublin BART Specific Plan area and the economic viability of the area. RECOMMENDATION: Staff recommends the Planning Commission: 2. 3. 4. 5. 6. o Open the public hearing and hear Staff presentation. Take testimony from the Applicant and the public. Question Staff, Applicant and the public. Close the public hearing and deliberate. Adopt Resolution approving Mitigated Negative Declaration (Attachment 1). Adopt Resolution recommending City Council adopt the Ordinance approving the Planned Development Rezoning and Stage 2 Development Plan (Attachment 2). Adopt Resolution Approving Vesting Tentative Parcel Map and Site Development Review (Attachment 3), subject to conditions. Adopt Resolution recommending City Council approve the Development Agreement between the City and AMB Properties (Attachment 4). g:pa02003\PC-sr2 Stage2 12 GENERAL INFORMATION: APPLICANT: Legacy Partners Tom Jodry, Vice President 4000 East Third Ave., Suite 600 Foster City, CA 94404-4810 PROPERTY OWNERS: AMB Property Corporation Pier 1, Bay 1 San Francisco, CA 94111 CONSULTANTS: LOCATION: APN: EXISTING ZONING: GENERAL PLAN DESIGNATIONS: SPECIFIC PLAN DESIGNATION: ENVIRONMENTAL REVIEW: Carducci & Associates, Landscape Architects MBH Architects Kier & Wright, Engineers 6700 Golden Gate Drive; located near the intersection of Golden Gate Dr. & future St. Patrick Way (Cor-O-Van warehouse site) in West Dublin BART Specific Plan area 941-1580-047-02 Planned Developmem (PD) PD - High Density Residemial and Retail PD - Office Mixed Use - High Density Residential (30 - 50 du/ac) Retail/Office Mixed Use (MU) Office (O) See applicable section of report 13