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HomeMy WebLinkAbout02-062 Bancor Properties,Tralee AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: June 22, 2004 SUBJECT: ATTACHMENTS: PUBLIC HEARING: PA 02-062 Bancor Properties. Tralee- General Plan Amendment, Planned Development Rezone Stage 1 and Stage 2 Development Plan, Vesting Tentative Map and Site Development. Review Prepared by Deborah Ungo-McCormick, Planning Consultant 1. Resolution recommending City Council adopt a Mitigated Negative Declaration (Exhibit A which includes Initial Study) including Responses to Comments (Exhibit A-1) and Mitigation Monitoring Program (Exhibit A-2). 2. Resolution recommending City Council adopt the Resolution approving the General Plan Amendment to Mixed Use. 3. Resolution recommending City Council adopt the Ordinance (Exhibit A) approving the Planned Development Rezone with related Stage 1 and Stage 2 Development Plan and project plans (Exhibit A- 1). 4. Resolution recommending City Council adopt the Resolution approving Vesting Tentative Map 7457 and Site Development Review for the Tralee site 5. Tralee - spiral bound proposal dated June 4, 2004 - under separate cover and available at the Community Development Department RECOMMENDATION: 2. 3. 4. 5. 6. Hear Staff presentation. Open Public Hearing Take testimony from the Applicant and the public. Question Staff, Applicant and the public. Close the public hearing and deliberate. Adopt the Resolution (Attachment 1) recommending City Council adopt a Mitigated Negative Declaration and Mitigation Monitoring Program Adopt the Resolution (Attachment 2) recommending City Council approve a General Plan Amendment, Adopt the Resolution (Attachment 3) recommending City Council approve an Ordinance (Exhibit A) approving a Planned Development (PD) Rezone/Stage 1 Development Plan and Stage 2 Development Plan (with Development Plan attached as Exhibits A-1 and A-2), and Adopt the Resolution (Attachment 4) approving the Vesting Tentative Map 7457 and the Site Development Review. COPIES TO: Applicant Property Owners PA file ITEM NO. 8.2 PROJECT DESCRIPTION: The project site is located within the Dublin Primary Planning Area. It consists of a 10.61- acre parcel that is located north of Dublin Boulevard and west of Dougherty Road. It is currently developed with a vacant neighborhood shopping center. Surrounding uses include a gas station, two strip commercial centers and an auto dealership to the south, a strip commercial center and landscape irrigation business to the west, an auto service and commercial/retail center to the north and a gas station to the east, across Dougherty Road. Immediately adjacent to the site, in the south east comer, there is an existing service station and car wash. Interstate 580 is located to the south of the project site. The site topography is generally flat. It is developed with approximately 104,000 sq. ft. of retail commercial building and an expansive surface parking lot. The site contains some vegetation consisting of trees within a landscape strip along the Dublin Boulevard frontage, and several trees dispersed throughout the parking lot. The site previously was occupied by the Pac N Save food market and other retail services including a pool hall. Pac N Save vacated the site approximately two years ago. The pool hall lease has expired and will be relocating to another site. Bancor Properties is the current property owner, and has applied for all planning entitlements for the development of a mixed-use project on the entire site, as described below. Project concept: The proposed project consists of the demolition of the existing commercial building and parking lot area to provide for the construction of a mixed-use development (See Site Plan on Sheet 4 of project plans). The new development consists of mixed-use mid and low rise buildings (known as the Village Center) and townhome- style condominiums. The Village Center is proposed on the southerly portion of the site and would consist of four buildings containing retail and office space on the ground floor facing Dublin Boulevard and the "Main Street" of the Village Center, 12 townhome-style condominium units on the ground floor facing Tralee Village Drive and 118 apartments/condo units within three-stories above. The mixed-use buildings would be four stories and a maximum of 60 feet in height. The apartments/condos would offer one, two and three bedrooms and would range in size from about 600 to 1,600 square feet. Sixteen affordable units would be dispersed throughout the four floors of apts/condos. A freestanding commercial building pad is proposed in the southwest comer of the site, which combined with the ground floor retail office space in the mixed-use buildings would total 34,950 square feet of commercial space. An underground parking structure would be located below the four mixed-use buildings and would contain 236 spaces for residents and guests. There wotild be 184 surface parking spaces for the retail and office space. Building surfaces would be brick and painted stucco with metal roofs. The townhome-style condominiums in the northerly half of the site total 103 units contained in 20 three-story buildings distributed across the northerly and easterly portions of the site. The first floor would contain parking for two cars, and floors two and three would contain the living areas. The townhouses would contain two and three bedrooms and ranging in size from 1,250 and 1,905 square feet. Thirteen affordable housing units would be dispersed throughout the townhouse buildings. The height of all 20 buildings would be a maximum of 45 feet. Parking would include 206 garage spaces for residents and 60 spaces for visitors that would be dispersed throughout the buildings. Building surfaces would be brick and painted stucco with metal roofs, consistent with the design of the mixed-use buildings. The project includes a Village Green that provides common open space and recreation area, and contains a clubroom, restrooms and swimming pool for the use of residents. This area will be landscaped with trees, shrubs 2 and lawn, and contains a children's play area, a fountain, benches and pathways. Street trees are proposed along Dublin Boulevard, Dougherty Road and Sierra Lane. Trees and other plantings are proposed along the interior pedestrian ways within an integrated master landscape plan. A six-foot precast concrete wall with evergreen vines is proposed along the northwesterly boundary of the site that would screen the existing light industrial use to the west. The project also includes a four-foot retaining wall with hanging vines along Dublin Boulevard and a six-foot wall along Dougherty Road. Shrubs and other vegetation would be planted in front of this wall. The main entrance for the commercial area would be at the intersection of Dublin Court and Dublin Boulevard. This entrance includes a turn around with a fountain feature in the middle and special (Rosette) paving pattern. In addition, there would be a new entry to the east of Dublin Court, which provides direct access to the ground floor commercial areas facing Dublin Boulevard and facing the project's "Main Street". "Main Street" is lined up with the Village Green, which includes a fountain across Tralee Village Drive and serves a main focal visual element for the project. Access to the residential development in the north portion of the site would be provided by two access drives on Sierra Lane and one access drive on Dougherty Road. The two development areas will be connected by an internal private road system. There is an access easement on the existing easternmost drive on Dublin Boulevard between the subject site and adjacent gas station that will be retained. The gas station property is not part of the project. The project includes dedication of right-of-way along the entire length of the Dublin Boulevard and Dougherty Road frontages to provide for the widening of both arterials as part of the City's Capital Improvement Plan. The Applicant will either install or pay an equivalent amount to the City to build the sidewalks and install street trees along the frontages. Additionally, the Applicant will pay for the relocation of the bus stop on Dublin Boulevard including a new bus turnout west of Dougherty Road and construction of a new bus shelter with related sidewalk improvements. In addition, the project will install a closed circuit television (CCTV) camera and associated improvements for the traffic signal at Dublin Boulevard/Dublin Court intersection for the City's remote monitoring and management of traffic flow on the street system, and will contribute to the under- grounding of utilities along Dougherty Road. Stage 1 and 2 Development Plan: The Dublin Zoning Ordinance established the intent and requirements of a 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 be possible under a single zoning district or combination of zoning districts. The Planned Development District requires that a Stage 1 and 2 Development Plan be adopted to establish regulations for the use, development, improvement and maintenance of the property within the requested Planned Development District. The Applicant is applying for a Stage 1 and 2 Development Plan for the subject site in accordance with the City's Zoning Ordinance. The Stage 1 and 2 Development Plan for the entire 10.61 acres would establish the land uses and densities allowed within the entire site. The land use designations and proposed development mix consists of mid- and Iow-rise, mixed-use commercial/retail/office and residential buildings and a commercial pad in the southerly portion of the site, and townhouse-style residential development in the northerly portion of the site. The proposed mix is depicted in Sheet 4 of the project plans. (Exhibit A-1 of Attachment 3). Site area, proposed densities and phasing plan. The following table describes the phasing and distribution of uses and densities on the overall site. The development of this project is proposed in two phases. Phase One consists of construction ofthe103 townhouse-style residential and common open/recreation area in the north portion of site with associated streets, guest parking, landscaping and fencing. Phase Two includes construction of the remaining 3 mixed- use building including 130 condominiums, the commercial retail office space and underground and surface parking. PHASE: LOT MAXIMUM NO. MAXIMUM RETAIL ACRES DWELLING PD DWELLING UNITS/ OFFICE/ UNITS PER STAGE RESTAURANT ACRE NO. FLOOR AREA 1 1, 2, 3 103 - & Common 0 5.89 22.07 1 & 2 Open Space 2 4 & 5 130- 34,950 sq. ft. 4.72 23.51 l& 2 (14,000 sq. ft. of restaurant) TOTAL 1, 2, 3,4,5 233 34,950 sq. ft. 10.61 21.9 I & 2 Uses: The proposed Development Plan includes a list of permitted and conditional uses and development regulations that are specific to this project. Permitted uses for the commercial component are generally consistent with the CN Zoning District and - the residential uses are generally consistent with the RM District. The Development Plan provides for a maximum 14,000 sq. ft. of restaurant use. Additional restaurant space would require an amendment of the Stage 2 Development Plan and require a re-evaluation of the on-site parking supply for the commercial uses. Standards: Under the planned development provisions, the Applicant is requesting flexibility in public street front yard setbacks for the residential development to allow a 10 ft. minimum setback on Sierra Lane. Comparable RM zoning standards, which establish a minimum 20 ft. front yard setback, would typically be applied to high-density residential development. The City has approved planned development high-density residential projects that have allowed setbacks different from the RM setback standards. The Archstone project (PA#99-019) on Dougherty Road and The Villas at Santa Rita (PA#97-007) on Hacienda Drive were both approved with minimum of 15 ft. front yard setbacks (from back of curb). In both cases, the long sides of buildings are placed parallel to the street. In the case of the Tralee project, the buildings where the 10 ft. setback is proposed are parallel to and facing Sierra Lane. The intent is to create a more pedestrian streetscape edge along Sierra Lane with a "walk-up" townhouse-style that places stairs at the property line. The homes will generally be facing the side walls of commercial buildings and parking lots across the street on Sierra Lane and new landscaping with street trees are proposed to further softened the edge along Sierra Lane. Inclusionary Zoning Regulations: The project will comply with the Inclusionary Zoning Ordinance and any City Council Resolution relating to the 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 project proposes to comply with the Inclusionary regulations by constructing all 29 required affordable units. The affordable units are dispersed throughout the project site. The Inclusionary Zoning Ordinance would generally require that the project provide 7 three bedroom units, 3 two bedroom and 5 one bedroom units for moderate income households (80% - 120% of median income), 3 three bedroom units for low income households, 1 two bedroom and 2 one bedroom units for low income households (50% - 80% of median income), and 4 three bedroom, 2 two bedroom and 3 one bedroom units for very low income households (50% - 80% of median income). General Plan Amendment: The project site is currently designated retail/office, which does not allow residential uses. The Applicant is requesting approval of a Mixed-Use designation to allow retail/office and high density residential uses over the 4 entire 10.61 acre site for an overall site density of 21.9 units per acres and a floor area ratio (FAR) of approximately 0.75. The Planning Commission has previously reviewed a recommendation for a General Plan Amendment to change the text of the General Plan by adding a Mixed-Use category to the Primary Planning Area. The recommended change in text will be considered by the City Council during the next cycle of general plan amendments. The development mix and densities proposed for the Tralee Project are consistent with the floor area ratio (FAR) of .30 - 1.0 and mix of uses to be established in the proposed new Mixed-Use Designation. General Plan Consistency: The proposed change in land use designation from retail office to mixed-use for this site requires the evaluation of general plan consistency for the introduction of residential uses on this site. Areas of potential impact or inconsistencies were evaluated in the environmental document for this project, including trip generation, land use compatibility and noise related issues. A brief analysis of these issues is discussed below: Trip Generation: - The Traffic Study for the project (Omni Means - 2004) concluded that fully occupied, the 84,000 square-foot supermarket building and 20,000 square feet of specialty retail space would generate 9,474 daily trips, with 210 AM peak hour trips and 597 PM peak hour trips. The proposed mixed-use project would result in a reduction in retail use and would introduce office and residential use at the project site. The project would generate a daily trip generation of 3,853 trips, a reduction of 5,621 trips over the previous uses on the site. There would be a total of 218 AM peak hour trips and 270 PM peak hour trips. The project's AM and PM peak hour trip generation is based on the net increase in vehicles between the existing uses (supermarket and specialty retail) and the proposed uses (specialty retail, restaurant, office and medium-high density residential). The traffic analysis determined that the proposed change to Mixed-Use as proposed by the Stage 2 Development Plan would not significantly affect traffic flows in the project area. The net change in the AM peak hour would be an increase of eight vehicle trips. This four percent increase would not have negative impacts on the traffic flows and current levels of service at adjacent intersections. During the PM peak hour, vehicle trips would be reduced by 327 vehicle trips, a significant decrease over the projected trip generation that would result from the fully occupied existing retail/office buildings on the site. Land Use Compatibility: The proposed change from retail office to Mixed-Use also requires an evaluation of compatibility of land uses, regarding the introduction of residential uses in a location that is primarily developed with commercial and light industrial uses. The proposed residential uses in the southern portion of the site, would generally be compatible with the surrounding commercial uses on Dublin Boulevard. In addition, the design of the mixed-use building as proposed, provides for the vertical separation between residential and non- residential uses. The northern portion of the site, where the low-rise townhouse development is proposed, is adjacent to commercial and light industrial uses. Currently the areas immediately to the west and north of the site are developed with uses that appear to be compatible with the proposed residential townhouses, particularly those located across the street on Sierra Lane. This area consists of light industrial office development, which includes sufficient parking with little spill-over parking onto Sierra Lane. These properties have General Plan Designations of business park industrial and zoning designations of Light Industrial; however, due to the configuration of the buildings are unlikely to redevelop to include uses that would be significantly incompatible with the proposed residential facing Sierra Lane. The property to the west of the site is developed with a building that is occupied by an irrigation and supply company. That site also includes parking and outdoor storage areas. The Tralee Project includes a 6 ft. wall along the boundary with this site with landscaping along the east side of the wall. The wall is not a sound wall, rather it is provided as a visual buffer between the proposed residential portion of the Project and the existing irrigation supply use. However, the use of this building and site could change to another use in the future that is permitted by right in the M-1 District (such as contractor's storage yard, trucking terminal, storage of petroleum use for on-site use), that could be incompatible with the proposed residential uses. The visual barrier wall together with development standards for uses in the M-1 district would address land use compatibility issues for future industrial uses on the adjacent site. On-street parking could be an area of potential conflict. Trucks are known to park over-night on Sierra Lane in front of the area where there will be townhomes. While on-street parking is non-designated to a specific use, there is often a perception that parking in front of residents is for residents only and this may cause some potential conflicts between uses. Residents will need to be made aware of the potential uses that can occupy the adjacent site. Noise: The site is located along two major arterials, Dougherty Road and Dublin Boulevard that are determined to be major noise sources. Measurements taken at the Site as part of the Noise Study by Rosen, Golberg & Der also indicate that Sierra Lane is a major noise source generally related to truck pass-by traffic. Future noise levels from local roadways will exceed the City's "normally acceptable" noise level goal of CNEL of 60 dBA at the residences along Dougherty Road, Dublin Boulevard and Sierra Lane. Exposure of residential units to noise levels over the City's normally acceptable goal is considered a significant impact under CEQA. Noise impacts can also be mitigated through building design so that all residential units meet the City's interior noise standards. However, the townhouses facing Sierra Lane and Dougherty Road would be subjected to exterior noise levels exceeding 65dBA. This would require that the design of the residences along Sierra Lane either eliminate front porches or incorporate a solid balcony or porch railing (approximately 6 ft. high) made of wood, glass or acrylic materials. Residences fronting Dougherty Road would be exposed to a CNEL greater than 70 dBA, which would require that the balconies be eliminated (or fully enclosed). This potential incompatibility can be addressed through building design, however, residents will need to be made aware of the noise exposure levels along these streets. The proposed mixed-use designation at the Tralee Project site does support the following General Plan Guiding Policies and Imple~nentation Policies: Residential Land Use - 2.1.1 Housing Availability. Guiding Policy A encourages housing of varied types, sizes and prices to meet current and future needs of all Dublin Residents (Same as Housing Element Goal #1). Implementation Policy B recommends designation of sites available for residential development in the primary planning area for medium high density where site capability and access are suitable and where the higher density would be compatible with existing residential development nearby. The proposed redesignation of this site to a mixed retail/office and high density residential land use would provide for the construction of housing of varied types, sizes and prices in accordance with Guiding Policy A and Implementation Policy B. While the site is located within a commercial area and is not in close proximity to residential uses, it is designed as a neighborhood with common open space, recreation and services, which will offer a range of housing types and price ranges. Residential Land Use - 2.12 Neighborhood Diversity. Guiding Policy A - Avoid economic segregation by City sector. Implementation Policy B states that medium and medium-high residential densities shall be allocated to development sites in all sectors of the primary planning area. The proposed introduction of housing at the Tralee Project site will also be consistent with these policies in that it provides for the construction of a variation of housing types, sizes and prices of units to what is typically available in this sector of the primary planning area. The project will also include affordable housing units interspersed with the market rate units so that they are fully integrated in the fabric of the neighborhood. Commercial and Industrial Land Use - 2.2. 3. Neighborhood Shopping Centers: Guiding Policy A - Strengthen existing neighborhood shopping centers. The proposed redevelopment of the Tralee Project site would remove a large underutilized commercial center from the area, introduce residents to the area and re-introduce a lesser amount of commercial retail office that would be provide neighborhood services in the new community. Thus, the proposed project is consistent with this guiding policy in that the redevelopment of the shopping center will help enhance the economic viability of the retail component of this area through the introduction of high density residential to help support the existing and new businesses. Vesting Tentative Map: The existing site contains one parcel (See Sheet 4 of project plans). The developer has submitted Vesting Tentative Map 7437 that proposes the subdivision of the existing 10.61-acre parcel into 5 lots. Lots 1, 2 and 3 will contain 103 town house-style units, a common open space/recreation area, including a pool, tot lot and play areas, and private streets. Lot 4 contains the mixed-use commercial retail office and residential buildings, which include 130 condominiums, and Lot 5 would contain a free-standing commercial building. This would allow for the sale or separate financing of any of these parcels. A condominium map will be required for subdivision of the 233 residential units. Primary access to the site is provided by three public streets, Dublin Boulevard, Dougherty Road and Sierra Lane. Improvements provided by the Vesting Tentative Map, along with the Conditions of Approval, address the dedication of right-of-way along Dublin Boulevard and Dougherty Road and related street improvements, in- lieu payments for the construction of a new bus turnout and shelter, sidewalk improvements, circulation and access, circulation monitoring devices, drainage, utilities, landscaping, and the contribution towards the under grounding of utilities. Street improvements and right-of-way dedications are shown in detail on the Vesting Tentative Map and Landscape Plans contained in the project plans Sheets C-1 to C-3. All improvements will be installed by the applicant/developer and/or in-lieu payment will be required to cover the cost of required improvements. Maintenance of landscaping, private streets and common open space will be the responsibility of a Homeowners Association for the project. Conditions, Covenants and Restrictions (CC&Rs) shall be adopted to ensure that there is adequate provision for the maintenance, in good repair and on a regular basis, of the landscaping, irrigation, fences, walls, drainage, lighting, signs and other improvements in private common areas and within the adjacent street frontage right of way along Dublin Boulevard, Dougherty Road and Sierra Lane. The Developer shall submit a copy of the CC&R's document to the City for review and approval relative to this condition. Site Development Review: Site Development Review for the project includes approval of the location and design of all Tralee Project site features, including siting of buildings, on-site parking features, recreational and open space features, landscape plan and architectural design (elevations) of the townhouses and mixed-use building. While the Site Development Review includes parking layout and general siting for the commercial building on Lot 5, it does not include approval of the elevations. A separate Site Development Review will be required for approval of the commercial building on Lot 5. Architecture: The architecture of the project is a contemporary style, which is designed to relate to the surroundings including the Civic Center buildings to the west of the site. Building surfaces consist of brick and painted stucco with metal roofs. The mixed-use building elevations are very well articulated with varied rooflines that help break up the potential massiveness of the mid-rise buildings. The architecture detailing, forms and elements of the mixed- use project are carried through in the townhouse-style condominiums, as well as in the Village Green area, so that it feels like a fully integrated project. The elevations, prepared by the MVE Partners, are included in Sheets 7 A-301 through A-308 of the Architectural Plans in the project plans. The colors and materials illustration is on Sheet A- 101 of the project plans.) The townhouse-style buildings are placed in clusters of 4, 5 and 7 units that are arranged to face house entries into paseos, private and public streets, with access to each garage from common private drives. Most units include a small front balcony or porch in the first living floor area. Each unit includes two garage spaces. Side elevations are treated with the same level of detail as the front of the units. Some of the end units include a metered closet with louvered metal doors painted to match the main building. The affordable units have been integrated within the center portion of each building. As permitted by the Inclusionary Zoning Ordinance, the units are smaller (narrower) than the market rate units, but have been designed with the same number of bedrooms, bathrooms and decks/balconies. The sensitive use of design elements on elevations that face paseos, drives or streets contribute to an overall well-designed project. The development concept is depicted in the diagrams included in the Stage 2 Development Plans. A noise study was prepared by Rosen, Goldberg and Der, Accoustical Consultants, because of project's adjacency to two major arterials (Dublin Boulevard and Dougherty Road) and 1-580. The conclusion of the study indicates that the site is subject to noise levels of 65 and greater dBA along both arterials and also along Sierra Lane. Sound-rated building construction shall be utilized to achieve acceptable indoor noise levels per the State Building Code and the City's Noise Element. All residential units will require mechanical ventilation to allow the windows to be closed for noise control. Some porches along Dougherty Road and Sierra Lane and decks of units facing Dublin Boulevard and 1-580 would be exposed to a CNEL 65 or greater. In order to conform to the City's noise policies for exterior recreation areas, porches, balconies and decks that are exposed to CNEL of 65 or greater (Buildings 1, 2, 3, 5, 5 10, 14, 18, 20,) would need to be partially or fully enclosed with glass. A condition of approval of the Site Development Review requires potential redesign as needed to meet the City's Noise policies. Additionally, the condition requires that an acoustical consultant shall review design of the residential units to ensure that the project meets the State Building Code and the City's Noise Element. Several other residential developments have been constructed in the City with partially enclosed balconies (Waterford, California Highlands). The Applicant has included alternative elevations for the Five- Plex units that might need to be fully enclosed to meet the Noise Element Standards in place at the time of approval of building permits for the project (See Sheet A-305). If the Stage 2 Development Plan is approved with such alternatives, the redesign of units would be considered a minor amendment and would only require review by to the Community Development Director. A condition of approval of the Site Development Review requires that the Applicant submit a new integrated master sign program for the entire site under separate application (See condition 121 of Site Development Review). Parking/Streetscape: The residential component of the project establishes on-site parking requirements comparable to the Dublin Parking Ordinance. Parking for the townhouse residential development in the northern portion of the site is provided at a 2.0 ratio per residential unit. Each unit will have a two-car garage within the first level. The affordable units will have two garage spaces in tandem. Guest parking is provided at a ratio of 0.5 space per unit, comparable to the City Code. Non-designated guest spaces are primarily located along the main private streets. Parking for residents in the mixed-use, mid-rise buildings is provided in the underground parking structure. Guest parking is provided primarily in the parking structure with some parking provided along Tralee Village Drive. Additionally, Sierra Lane can accommodate approximately 20 on-street parking spaces, which would be available to guests and residents of the project. A parking exhibit is provided on Sheet 6 of the project plans. Parking for the commercial retail office and restaurant uses is provided in the surface parking area in the front portion of the site, along the "Main Street", along Tralee Village Drive and along Bantry Bay Street. Parking as proposed for the commercial retail office uses includes 185 spaces. This is 40 spaces fewer than would otherwise be required for comparable development. At the request of the Applicant, a shared parking analysis was undertaken to determine peak demand periods for proposed project commercial retail office uses and the adequacy of shared (overlap) parking between the various commercial uses (Omni-Means 2002). An hourly summary of the project's parking demand was calculated using the Urban Land Institute research on peak hourly retail, restaurant and office parking demand. The analysis indicates that demand for shared retail/restaurant/office parking spaces would peak at 176 spaces (i.e., greatest parking demand) between 8:00 PM and 9:00 PM on a Saturday. During a typical Saturday, the restaurant peak parking demand would occur during the evening hours (6:00-10:00 PM). However, the retail peak parking demand would occur during the mid-afternoon between 2:00-4:00 PM and would decline as the evening hours approach. The peak demand for office uses would occur between 11:00 AM and 1:00 PM with seven parking spaces. Thus, the shared parking analysis indicates that the supply of 185 commercial-related spaces would meet the projects shared demand of 176 spaces when this demand peaks between 8:00 and 9:00 PM on a Saturday. The analysis factored in a maximum of 14,000 sq. ft. of restaurant use, 1,665 sq. ft. of office use, and 19,285 sq. ft. of retail use. Typically, restaurant would generate a greater demand for parking than retail use. Thus, any proposed changes in the area dedicated to restaurant will require a re-assessment of the shared parking analysis to determine if the supply of parking will support any such changes. Walls: The Applicant proposes primarily three new types of walls/fences for this project. An ornamental 6 ft. concrete block fence is proposed along the northwestern perimeter of the site. This wall is required to provide separation between the light industrial use to the west and the new residential units. This wall would serve as a visual separation only. At 6 ft. in height, it is not intended as a sound barrier between uses. The landscape plan includes vines planted along the east side of the wall to soften its visual effect. A six-foot wall is proposed along Dougherty Road. The purpose of this wall is to create a separation between the b'usy arterial street and new homes facing or siding onto Dougherty for security reasons. The Applicant is proposing two alternatives, one includes a 4-foot stucco finish wall with 2-feet of metal work on top to match the architecture of the building, and brick pilasters evenly spaced along the wall. An alternative design consist of a metal picket fence option with brick pilasters. Both alternatives will include landscape planting in front along Dougherty Road. Staff requested that the Applicant provide these alternative designs to allow the Planning Commission and City Council to determine what is more appropriate for the Dougherty Road frontage. (See Sheet L-8 of project plans- - Landscape Images and Details). Staff is concerned that the more solid wall would create the sense of being "walled in". Conversely, the open rail wall addresses the security issues, while not obstructing views of the attractive architecture of the project. The location of proposed walls are shown on PD Sheet L-3 - Landscape Layout and Materials Plan. There is an existing wall along the common property line with the Gas Station at the comer of Dougherty Road and Dublin Boulevard. This wall provides a separation between the site and the car wash. The noise study for the project evaluated the potential noise impacts of the car wash to proposed residents, and determined that the noise impacts from the car wash would not be significant. The residential buildings have been placed such that the side walls are facing the car wash. The Applicant is proposing to add a screen of landscaping to create a better interface between the wall and the two new residential buildings. Landscape Plan: The Preliminary Landscape Plans and Tree Disposition Plan are shown on Sheets L-1 through L-6 of the Development Plan. Project development would remove all of the 109 trees at the project site. None of the trees planned for removal are "Heritage Trees" as defined in the City's Tree Ordinance. There are no scenic resources at the project site; the project would not result in the degradation of scenic resources at the project site or immediate vicinity. New trees are proposed at a greater than 2:1 replacement ratio and are proposed primarily as 24-gallon with 36-inch box accent trees. Fifteen-inch gallon trees are proposed in smaller spaces and where otherwise appropriate for the space. Because the project existing street frontage will be affected by the widening of Dublin Boulevard and Dougherty Road, existing street trees will be removed. The Landscape Plan for the project includes new trees along both streets. In addition, new street trees are proposed along Sierra Lane. Condition of Approval//61 of the Site Development Review, however, requires that during the preparation of construction documents the consultants for the project shall review the possibility of preserving some of the existing trees on site specifically along Sierra Lane and the comer of Sierra Lane and Dougherty Road. The Landscape Plan provides a landscape design that includes a wide variety of street trees, shrubs, vines, perennials and groundcovers to form a coordinated landscape design for the project. Landscaping is of a formal nature, which is designed to enhance the development of the proposed urban village environment and integrate the two development areas. There is also a heriarchy in the placement of trees: the larger Oak trees are proposed along in the main Tralee Village Drive, and in the Village Green area, while Celtis sinensis are proposed along Bantry Way, and smaller species are proposed along the paseos. London Plane trees are proposed as street trees along Dougherty Road and Dublin Boulevard. Phoenix canariensis are proposed around the main entry at Dublin Court. Landscaping adjacent to the ground level retail areas will also incorporate large potted plants in planters. The project includes a large Village Green area, which will provide open space and recreational features for the residents. This area is located in a central area so that it is accessible to all residents. It includes a pool, a recreation room, a tot lot and a children's play area and open lawn. It has been designed not only as a focal point for the residents, but also has been designed as a focal visual element that can be seen from Dublin Boulevard. In addition, the project proposes three fountains: one at the entrance at Dublin Court, one on Tralee Village Drive in front of the Village Green area and one at the comer of Sierra Lane and Dougherty Road. Design of the fountains shall require review and approval by the Community Development Director. All three fountains will be maintained by a Homeowners Association for the project. Final siting and design of the comer fountain plaza will require review by the City Engineer to ensure that this feature meets site distance requirements and that it does not conflict with utilities. Additionally, the corner fountain plaza proposed on Sheet L-15 shows special paving that would encroach into the public right-of-way. This would require that the Applicant enter into an Agreement for Long Term Encroachment with the City of Dublin. Final design of all fountains shall be included in the final landscape plan for the project. The project also proposes a public art piece in front of Building 3 near the entrance of the project on Dublin Court. The Applicant will be working with the staff charged with coordination of public art in Dublin in the selection of the public art piece. Final design will be subject to approval by the Community Development Director, and the public art piece shall be installed prior to occupancy of the first tenant or resident. A pedestrian network provides access from the residential units to the common open space areas and the retail office component. The total common open space for the project includes approximately 138,689 sq. ft. or approximately 595 sq. ft. of open space per unit. The total amount of open space meets the minimum 30% of the residential site that would be required in the comparable RM District. The residential units also include individual balconies and porches. As indicated in the Architecture discussion regarding Noise sensitive receptors, some these private recreation features shall need to be designed to conform to the City's Noise Element for outdoor recreation uses. l0 Timing of Approvals: Although the Planning Commission is generally the approval body for the Site Development Review and Vesting Tentative Map, Staff recommends that the Planning Commission not take action on these items and send the entire package forward to the City Council for approval. Section 8.96.20.C.3 allows the Planning Commission to transfer original hearing jurisdiction to the City Council at its discretion because of policy implications, unique or unusual circumstances, or the magnitude of the project. This project is listed on the City Council's Goals and Objectives for Fiscal Year 2003-2004 as a high priority project. Therefore, it is important that the City Council take the final action on the entire Application. ENVIRONMENTAL REVIEW: Pursuant to the California Environmental Quality Act, the City prepared an initial study for the project, including the General Plan Amendment, Planned Development Rezone/Stage 1 DP, and Stage 2 DP and Site Development Review and Vesting Tentative Map to assess whether the project would result in any potential significant environmental impacts. The Initial Study (Exhibit A- 1 of Attachment 1) identified the following potential environmental impacts: · Potentially significant air quality impacts during construction. · Potentially significant impacts to unknown cultural resources · Project improvements may be subject to strong seismic ground shaking. · Presence of asbestos and PCBs in existing retail buildings · On-site erosion during construction activities; expansive soils. · Temporary noise impacts during construction activities. · Permanent noise impacts due to traffic and mechanical equipment. · Potentially significant access and circulation impacts. · Temporary construction traffic. · Potentially significant parking impacts for proposed retail-office uses. The Initial Study identified mitigation measures that, once implemented, would reduce the potential impact to the point where the net effect of the project is insignificant. Based on this, a Mitigated Negative Declaration and Mitigation Monitoring Plan is proposed for this project. The draft Mitigated Negative Declaration with Initial Study was filed with the Alameda County Clerk and circulated to applicable agencies for review and comments during a 20-day review period beginning May 10, 2004. One letter of comment was received from Alameda County Floor Control and Water Conservation District (Zone 7) on May 31, 2004. Responses to this letter are included as part of Exhibit A-1 of Attachment 1 and will become a part of the Mitigated Negative Declaration for the project. CONCLUSION: This application has been reviewed by the applicable City Departments and agencies, and their comments have been incorporated into the Stage 1 and 2 Development Plan and conditions of approval for Vesting Tentative Map and Site Development Review. The proposed project is consistent with the Dublin General Plan, and represents an appropriate project for the site. The Planning Commission is charged with the approval of vesting tentative maps and site development reviews, while the City Council approves rezonings (Stage 1 and Stage 2 Development Plans) and general plan amendments. However, since this project was consider a high priority project in the City Council's 2003-2004 Goals and Objectives, Staff is recommending that the Planning Commission transfer approval of the Vesting Tentative Map and Site Development Review to the City Council. RECOMMENDATION: It is recommended that the Planning Commission 1) Hear Staff presentation; 2) Open Public Hearing; 3) Take testimony from the Applicant and the public; 4) Question Staff, Applicant and the public; 5) Close the public hearing and deliberate; 6) Adopt the Resolution (Attachment 1) recommending that City Council adopt a Mitigated Negative Declaration and Mitigation Monitoring Program; 7) Adopt the Resolution (Attachment 2) recommending that City Council approve a General Plan Amendment; 8) Adopt the Resolution (Attachment 3) recommending that City Council approve an Ordinance (Exhibit A) approving a Planned Development (PD) Rezone/Stage 1 / Stage 2 Development Plan (with project plans attached as Exhibits A-l); and, 9) Adopt the Resolution (Attachment 4) recommending that City Council approve the Vesting Tentative Map 7457 and the Site Development Review, with direction on which design is preferred for the perimeter wall along Dougherty Road and Dublin Boulevard. G:\PA#L2002\02-062 Bancor Pak-n-Save-Tralee\PCSR 6-22.doc 12 GENERAL INFORMATION: APPLICANT/OWNER: Bancor Properties. 1459 First Street Livermore, CA 94550 Comact: Michael Banducci LOCATION: EXISTING ZONING: GENERAL PLAN DESIGNATIONS: PROPOSED ZONING; PROPOSED GENERAL PLAN DESIGNATION: ENVIRONMENTAL REVIEW: Tralee Project - 6617 Dublin Boulevard ~ Dougherty Road CN (Neighborhood Commercial Retail Office PD (Planned Developmem District) Mixed Use: The potential environmental impacts of this project were addressed by the Mitigated Negative Declaration and Monitoring Program for PA02-062 (see discussion above). 13