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Home My WebLink About5.1 PCSR Boulevard (Dublin Crosssing) �<o Of DpB C> �iy 1ft/� STAFF REPORT �� PLANNING COMMISSION Qizito DATE: June 14, 2016 TO: Planning Commission SUBJECT: PUBLIC HEARING - Boulevard (Dublin Crossing) - Site Development Review and Vesting Tentative Tract Maps for six new residential neighborhoods in Phase 1A-1B and a new Landscape Master Plan for the overall Boulevard project area (PLPA-2015-00062) Report prepared by Kristi Bascom, Principal Planner EXECUTIVE SUMMARY: The Applicant, Dublin Crossing LLC, is requesting approval to construct six new neighborhoods in the first phase of the Boulevard (Dublin Crossing Specific Plan) development area. The project will include the construction of residential buildings, landscape improvements, and street improvements for Phase 1A and 1B only, which comprise the first of five phases of development. The proposed project includes 453 units comprised of attached townhomes, condominiums, and detached small-lot single-family homes constructed on 28.34 gross acres. The Applicant is seeking Site Development Review, approval of Vesting Tentative Maps 8306, 8307, 8308, and 8309 to create individual neighborhoods and parcels, and approval of a new Landscape Master Plan for the overall Boulevard project area. This item was originally discussed at the Planning Commission meeting on May 24, 2016. The Planning Commission provided direction on desired design modifications for the various neighborhoods and the item was continued to this meeting for further consideration. 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; 5) Adopt a Resolution Approving Site Development Review for 453 residential units in six neighborhoods within Phases 1A and 1B of the Boulevard (Dublin Crossing) Project Area; and 6) Adopt a Resolution Approving Vesting Tentative Maps 8306, 8307, 8308, and 8309 to create individual neighborhoods and parcels on 28.34 acres within the Boulevard (Dublin Crossing) Project Area Submitted By Reviewed By Principal Planner Assistant Community Development Director COPIES TO: Applicant File ITEM NO.:5, I Page 1 of 5 G:\PA\2015\PLPA-2015-00062 Boulevard Phase 1A-1B SDR-VTM\PC Mtg 06 14 2016\PCSR BLVD 06 14.16.docx El PROJECT DESCRIPTION: Background The Boulevard (Dublin Crossing) project area is generally bounded by Scarlett Drive to the west, Dublin Boulevard to the south, Arnold Road to the east, and 5th Street to the north (on the Camp Parks base). The Dublin Crossing project site includes approximately 151.3 acres owned by the U.S. Army, an 8.7 acre site at the corner of Dublin Boulevard and Arnold Road owned by the Alameda County Surplus Property Authority, and 29 acres owned by Dublin Crossing LLC. The entire Boulevard project area is shown below. Figure 1: Vicinity Map lip i■ ' w If tr -to ∎, r- r efi- �C-; 1 r { r iu_ In:!.-.:.— I/--- t:::,,,, ig 112'1‘, 2.*2_47 1 — ----- .w-t-r ill I rl ip .. .r...444-.";: 1,rig III . I ' - ict Ise. ' .: • a r---- ,rj i r,- ► .. ,, ,;'1E-v illr_ ' '• — --,• — . 0 .- _e ms " "--- ''4"- i� . tea--- Dublin Crossing LLC has submitted two development applications for the first phase of development of the Boulevard project, which include: 1. Site Development Review to construct six new neighborhoods that include the construction of 453 townhomes, condominiums, and detached small-lot single family homes, landscape improvements, and street improvements; and 2. Vesting Tentative Maps 8306, 8307, 8308, and 8309 to create individual neighborhoods and parcels for the six neighborhoods and approval of a new Landscape Master Plan for the overall Boulevard project area. Both of these applications were considered by the Planning Commission at a public hearing on May 24, 2016 (Attachment 1). After presentations by Staff and the Applicant, the Planning Commission discussed and deliberated. Several concerns were expressed on elements of the project design, and the Planning Commission voted unanimously to provide direction to Staff and the Applicant on design revisions and to continue the item to a public hearing on June 14, 2016 (Attachment 2). ANALYSIS: The Planning Commission raised concerns in three general topic areas: building architecture and elevation design, neighborhood fencing, and the Arnold Road channel aesthetics. To 2 of 5 address these concerns, the Applicant has made design revisions to each of the six neighborhoods, addressing issues such as providing more detailed rooflines, adding canopies to elevations where appropriate, better articulating the pedestrian elements, and ensuring that the views of the neighborhoods from the public realm are enhanced. The revisions include: • Updating the perspective renderings (Sheets A0.00.1 through A0.00.4) to illustrate the architectural changes; • Updating the elevations in each neighborhood to add more visual interest; • Updating the illustration of the edge condition in Neighborhood 4; • Updating the illustrations of the streetscape treatment near the intersection of Horizon Parkway and Arnold Road at Neighborhoods 5 and 6; • Updating the illustration of the interface between the Arnold Road canal and Neighborhoods 5 and 6; • Updating the interim fencing plan for Neighborhoods 1 through 4 and providing new sheets describing the interim fencing plan for Neighborhoods 5 and 6; • Updating two sheets in the project-wide Landscape Master Plan; • Providing a new sheet illustrating the bicycle and pedestrian routes for Neighborhoods 1 through 6 only (before the remainder of the master plan area is developed); • Providing new sheets with the design guidelines for the Contemporary design style (excerpted from the Dublin Crossing Specific Plan); • Providing new sheets with perspectives of Neighborhoods 1 and 2 to better convey the design intent; • Providing new sheets with enhanced elevations of the homes in Neighborhood 4; All design revisions noted above are shown in Exhibit A to Attachment 3 ("Updated Sheets and Addendum"). The sheets within this packet are either new sheets that will be inserted into the original plan set (Exhibit B to Attachment 3) or they are revisions to existing sheets in the original plan set that will be replaced. The Table of Contents in Exhibit A to Attachment 3 differentiates between new and revised existing sheets. Should the Planning Commission decide to approve the project, the two plan sets will be integrated into one. The Resolution approving Site Development Review for the project is included as Attachment 3 to this Staff Report, with Exhibit A to Attachment 2 containing the new and updated sheets and Exhibit B to Attachment 3 containing the original plan set. The Resolution approving Vesting Tentative Maps 8306, 8307, 8308, and 8309 to create individual neighborhoods and parcels on 28.34 acres within the Boulevard (Dublin Crossing) Project Area is included as Attachment 4 to this Staff Report, with the VTM exhibits included as Exhibit A and the project-wide Landscape Master Plan included as Exhibit B. CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE The proposed project will contribute to housing opportunities and diversity of product type consistent with the Housing Element, Dublin Crossing Specific Plan, and the City's Zoning Ordinance. The proposed neighborhoods have been designed to be compatible with other uses in the vicinity of the Dublin Crossing Specific Plan area and the high density residential uses located on Dublin Boulevard. 3 of 5 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 is located within the Dublin Crossing Specific Plan area, which was the subject of an Environmental Impact Report (EIR) (SCH# 2012062009) certified by the City Council on November 5, 2013 (Resolution 186-13). Pursuant to the California Environmental Quality Act (CEQA) Guidelines section 15168, Site Development Review and Vesting Tentative Map 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 public hearing on May 24, 2016, of which this hearing is a continuance. A public notice also was published in the East Bay Times and posted at several locations throughout the City. A copy of this Staff Report has been provided to the Applicant. ATTACHMENTS: 1 . Planning Commission Staff Report dated May 24, 2016 (without attachments) 2. Draft Planning Commission Meeting Minutes dated May 24, 2016 3. Resolution approving Site Development Review for 453 residential units in six neighborhoods within Phases 1A and 1B of the Boulevard (Dublin Crossing) Project Area, with Exhibit A containing the new and updated sheets and Exhibit B containing the original plan set. 4. Resolution approving Vesting Tentative Maps 8306, 8307, 8308, and 8309 to create individual neighborhoods and parcels on 28.34 acres within the Boulevard (Dublin Crossing) Project Area, with the Vesting Tentative Maps included as Exhibit A and the Landscape Master Plan included as Exhibit B. 4 of 5 GENERAL INFORMATION: APPLICANT: Joe Guerra, Dublin Crossing LLC/Brookfield Residential, 500 La Gonda Way Suite 100, Danville, CA 94526 PROPERTY OWNER: Dublin Crossing LLC (16.29 acres), and United States Army (12.05 acres) LOCATION/APN: Northeast corner of Dublin Boulevard and Arnold Road (APN 986-0001-001-20 and a portion of APN 986-0001-001-15). GENERAL PLAN LAND USE DESIGNATION: Dublin Crossing Specific Plan SPECIFIC PLAN LAND USE DESIGNATION: Dublin Crossing Specific Plan SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North A Public Lands Camp Parks/US Army Reserve South PD High Density Residential Transit Center— Multi Family Residential West PD Retail/Office and Automotive Light Industrial buildings, apartments, duplex homes East PD Business Park/Industrial Office and Business Park uses 5 of 5