HomeMy WebLinkAbout3.2 Transit Center Site A-3 Development AgreementPage 1 of 4
STAFF REPORT
PLANNING COMMISSION
DATE: July 10, 2018
TO: Planning Commission
SUBJECT:
PUBLIC HEARING: Transit Center Site A-3 Development Agreement for
the Ashton at Dublin Station project (PLPA 2017-00036)
Prepared by:Martha Battaglia, Associate Planner
EXECUTIVE SUMMARY:
The Planning Commission will make a recommendation to the City Council regarding a
Development Agreement associated with the proposed Ashton at Dublin Station project.
The project is comprised of 220 apartment units, residential amenities including a
fitness center, pool, roof top lounge, and 331 structured parking spaces on an
approximately 2.36 acre site. The City Council denied the project and the Applicant
subsequently filed a lawsuit against the City. In accordance with the terms of the
settlement agreement with the applicant, the City Council will reconsider the project and
this proposed Development Agreement.
RECOMMENDATION:
Conduct the public hearing, deliberate and adopt a Resolution recommending that the
City Council adopt an Ordinance approving the Development Agreement between the
City of Dublin and Ashton at Dublin Station, LLC.
PROJECT DESCRIPTION:
The proposed Ashton at Dublin Station project is located at the northwest corner of
DeMarcus Boulevard and Campbell Lane within the Transit Center (Figure 1). The site
has a General Plan and Eastern Dublin Specific Plan land use designation of High
Density Residential (25+ units per acre) and Planned Development Zoning with a Stage
1 Development Plan that permits a high density residential development. The 2.36 acre
project site is the last remaining site with a residential land use designation in the
Transit Center.
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Figure 1. Vicinity Map
The Applicant proposed to construct a 220-unit apartment community and related
amenities which include a fitness center, pool, roof top lounge, and 331 structured
parking spaces, and a mix of units as shown in Table 1 below. The proposed project
includes 3, 4 and 5 story elements that are over 2 levels of parking, and vary in height
from 61 feet to 83 feet at the peak of the tallest roof element. The project plans are
included as Attachment 1. The requested entitlements include a Planned Development
Stage 2 Development Plan, Site Development Review, and a Condomi nium Map.
Please refer to the Planning Commission Staff Report dated November 14, 2017 for a
complete discussion of the proposed project (Attachment 2).
Table 1. Unit Mix
Unit Type Square Footage # of Units % of Project
Jr. 1 Bedroom 640 SF 22 10.0%
1 Bedroom 800 SF 94 42.7%
1+ Bedroom 975 SF 4 1.8%
2 Bedroom 1,120 SF 81 36.8%
2 Bedroom + den 1,240 SF 15 6.8%
3 Bedroom 1,280 SF 4 1.8%
Total -- 220 100%
On November 14, 2017, the Planning Commission unanimously recommended approval
of the proposed project. The City Council held public meetings to consider the proposed
project on December 5, 2017, February 6, 2018 and March 6, 2018. Ultimately, the City
Council denied the project on March 6, 2018. The Applicant subsequently filed a lawsuit
against the City. The City and the Applicant have entered into a settlement agreement.
In accordance with the terms of the settlement agreement, the City Council will
reconsider the project, and consider entering into a Development Agreement.
Pursuant to the Development Agreement Regulations of the Dublin Zoning Ordinance
(Chapter 8.56), a Development Agreement requires a public hearing before the
Planning Commission. The Planning Commission is required to review the Development
Agreement and make a recommendation to the City Council. The City Council will
consider the Planning Commission’s recommendation in making a decision regarding a
Development Agreement.
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The Planning Commission is being asked to review and make a recommendation to the
City Council regarding the proposed Development Agreement for the Ashton at Dublin
Station project. As the Planning Commission previously reviewed and made a
recommendation on the project, the City Council will consider the Planning
Commission’s recommendation on the project when it reconsiders the project.
ANALYSIS:
California Government Code §§ 65864 et seq. and Dublin Municipal Code Chapter 8.56
authorize the City to enter into an agreement for t he development of real property with
any person having a legal or equitable interest in such property in order to obtain certain
commitments and establish certain development rights for the property. Development
Agreements are approved by an ordinance of the City Council upon recommendation by
the Planning Commission. The proposed Development Agreement addresses the
Dublin Transit Center Site A-3.
The following is an overview of the terms of the proposed Development Agreement:
➢ Developer to contribute a one-time payment of $600,000.
➢ Impact fees for the project shall be those that are in effect as of June 30, 2018.
➢ Term of the Development Agreement is for 5 years from the effective date.
The Agreement is a contract that establishes obligations for both parties. The
Development Agreement provides security to the developer that the City will not change
its impact fees, zoning and other laws applicable to the project for the term of the
Agreement. The City also benefits from entering into the Development Ag reement
because the Developer agrees to make the one -time financial contribution to the City.
A Resolution recommending that the City Council adopt an Ordinance approving the
Development Agreement is included as Attachment 3. The draft Ordinance is included
as Attachment 4, with the Development Agreement included as Attachment 5.
ENVIRONMENTAL REVIEW:
The City has determined that the project qualifies for a statutory exemption from CEQA
under Government Code section 65457. The proposed project is consis tent with the
General Plan Land Use Designation for Site A-3 and does not exceed the units allowed
by the Dublin Transit Center Stage 1 Planned Development Zoning. An EIR has been
certified for the Dublin Transit Center Stage 1 Planned Development Zoning. The CEQA
document in Support of a Specific Plan Exemption finds that no event as specified in
Section 21166 of the Public Resources Code has occurred since the certification of the
Dublin Transit Specific Plan EIR that requires preparation of a supplementa l CEQA
document. Public Resources Code Section 21166 and CEQA Guidelines Section 15162
identify the conditions requiring subsequent environmental review. After a review of
these conditions, the City has determined that no subsequent EIR or Negative
Declaration is required for this project. The approval of a Development Agreement does
not require additional environmental review.
PUBLIC NOTICING:
In accordance with State law, a public notice was mailed to all property owners and
occupants within 300 feet of the proposed project to advertise the project and the
upcoming public hearing. A public notice also was published in the East Bay Times and
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Page 4 of 4
posted at several locations throughout the City. A copy of this Staff Report has been
provided to the Applicant.
ATTACHMENTS:
1. Project Plans
2. Planning Commission Staff Report dated November 14, 2017 without attachments
3. Resolution Recommending that the City Council Adopt an Ordinance Approving a
Development Agreement
4. Draft Ordinance Approving a Development Agreement for the Ashton at Dublin
Station Project
5. Exhibit A to Attachment 4 - Draft Development Agreement
3.2
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3.2.a Packet Pg. 11Attachment: 1. Project Plans (Transit Center Site A-3)
BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
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05.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL 02.09.18ENT RESUMITTAL 23.2.a Packet Pg. 12Attachment: 1. Project Plans (Transit Center Site A-3)
BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
2/9/2018 12:30:01
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
CODE ANALYSIS16036 A 01.1MSCheckerDUBLIN STATION DEMARCUS BOULEVARD
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1.BUILDING DESCRIPTION THE PROJECT IS COMPOSED OF (1) INDEPENDENT BUILDING ON ONE PARCEL. THE SITE IS LOCATED ALONG DUBLIN BLVD BETWEEN DEMARCUS BLVD AND CAMPBELL LANE • COMPOSED OF 2 ABOVE GRADE LEVELS IN TYPE IA CONSTRUCTION, COMPOSED OF A COMBINATION OF S-2 PARKING GARAGE, AMENITIES AND R-2 ACCESSORY SPACES • ABOVE THE PODIUM a. TYPE VA AT LEVELS 3-5 ON THE WEST / SOUTH BUILDING b. TYPE IIIA AT LEVELS 3-7 ON THE EAST AND CENTER TOWERS • BUILDING OCCUPANCIES ARE GROUP R-2, GROUP S-2, GROUP A-3 2.OCCUPANCY AND CONSTRUCTION TYPE (CHAPTER 3)LEVEL 1 & LEVEL 2 – CONSTRUCTION TYPE 1A • PARKING GARAGE (2 STORY)OCCUPANCY: S-2 • RESIDENTIAL AMENITY AND ACCESSORY SPACES OCCUPANCY: R-2, A-3 ACCESSORY LEVEL 3-7 – CONSTRUCTION TYPE IIIA AND VA • RESIDENTIAL OCCUPANCY: A-3, R-2 3.HORIZONTAL BUILDING SEPARATION ALLOWANCE / SPECIAL PROVISIONS (SECTION 510.2)THE TWO STORIES ABOVE GRADE PLANE (TYPE IA CONSTRUCTION) SHALL BE CONSIDERED A SEPARATE AND DISTINCT BUILDING FROM THE STORIES ABOVE (TYPE IIIA AND VA) FOR THE FOLLOWING PURPOSES:• DETERMINING AREA LIMITATIONS • CONTINUITY OF FIRE WALLS • LIMITATION OF NUMBER OF STORIES • TYPE OF CONSTRUCTION 4.AUTOMATIC SPRINKLER SYSTEM (SECTION 903)PROJECT TO BE FULLY SPRINKLERED, NFPA 13 SYSTEM, IN ACCORDANCE WITH SECTION 903 6.MIXED USE AND OCCUPANCY • ACCESSORY OCCUPANCIES SHALL BE INDIVIDUALLY CLASSIFIED IN ACCORDANCE WITH SECTION 302.1. THE REQUIREMENTS OF THIS CODE SHALL APPLY TO EACH PORTION OF THE BUILDING BASED ON THE OCCUPANCY CLASSIFICATION OF THAT SPACE. (SECTION 508.2)• ALLOWABLE BUILDING HEIGHT AND NUMBER OF STORIES OF THE BUILDING CONTAINING THE ACCESSORY OCCUPANCIES SHALL BE IN ACCORDANCE WITH SECTION 504 FOR THE MAIN OCCUPANCY OF THE BUILDING.• THE ALLOWABLE AREA OF THE BUILDING SHALL BE BASED ON THE APPLICABLE PROVISIONS OF SECTION 506 FOR THE MAIN OCCUPANCY OF THE BUILDING. AGGREGATE ACCESSORY OCCUPANCIES SHALL NOT OCCUPY MORE THAN 10 PERCENT OF THE FLOOR AREA IF THE STORY IN WHICH THEY ARE LOCATED.7.ALLOWABLE BUILDING AREA CALCULATION TYPE lllA CONSTRUCTION: LEVELS 3-7 ON THE EAST AND CENTER TOWERS BUILDING COMPARTMENT 1:FRONTAGE INCREASE CALCULATION:W = (L1 × w1 + L2 × w2 + L3 × w3…)/F W= (128’ x 30’ + 69’-4” x 30)/ 197’-4”W= 30 AMOUNT OF INCREASE:If = [F/P - 0.25]W/30 If = [197’-4”/525’ - 0.25] 30/30 If = 0.13 ALLOWABLE BUILDING AREA SINGLE-OCCUPANCY, MULTISTORY BUILDING Aa = [At + (NS × If)] × Sa Aa = [24,000 + (24,000 × 0.13)] × 2 Aa = 54,240 SF = MAX ALLOWABLE BUILDING AREA BUILDING COMPARTMENT 2:FRONTAGE INCREASE CALCULATION:W = (L1 × w1 + L2 × w2 + L3 × w3…)/F W = (149’ x 22’ + 75’ x 30’)/224' = 10.218 W= 30 AMOUNT OF INCREASE:If = [F/P - 0.25]W/30 If = [224’/541’’ - 0.25] 30/30 If = 0.16 ALLOWABLE BUILDING AREA SINGLE-OCCUPANCY, MULTISTORY BUILDING Aa = [At + (NS × If)] × Sa Aa = [24,000 + (24,000 × 0.16)] × 2 Aa = 55,680 SF = MAX ALLOWABLE BUILDING AREA
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08.29.17ENT RESUBMITTAL3.2.a Packet Pg. 13Attachment: 1. Project Plans (Transit Center Site A-3)
UP
DN
UP
DN
3
3
3
3 3 3
3
3
3
3
3
3
3
EXIT STAIR 1
EX
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ELEVATORS
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*EXIT STAIR 2
EGRESS SEPERATION 300' - 4" > MIN. 141'-0"
MAX. DIAGONAL LENGTH 423'-0"
EX
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RESIDENTIAL UNITS R-2 238333
3
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1 5 1
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1 6 6
34 19 17187FITNESS ROOM A-3 LEASING OFFICE B
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EXIT ACESS TRAVEL = 139'-0"RESIDENTIAL UNITS R-2
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103'-0" > 1/3 OF THE DIAG.
EGRESS SEPARATION
> 1/3 OF THE DIAG.
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LEGEND 3 HR RATED FIRE BARRIER / FIRE WALL 0 EXIT ACCESS TRAVEL DISTANCE AND COMMON PATH OF EGRESS TRAVELEGRESS ROUTEOCCUPANT LOAD0 COMBINED NUMBER OF OCCUPANTS AT EXIT OCCUPANT LOAD (PER TABLE 1004.1.1)OCCUPANT LOAD FACTOR - OCCUPANCY 200 G.S.F. - RESIDENTIAL (R-3)50 G.S.F.- FITNESS (A-3)15 G.S.F.- AMENITY (R-2)100 G.S.F.- LEASING (B)200 G.S.F.- PARKING (S-2)300 G.S.F.- MEP (S-2)HORIZONTAL EXITH.E.CODE REFERENCE KEYNOTES2 HR RATED FIRE BARRIER 1 HR RATED FIRE BARRIER *EXITBARarchitects901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
2/9/2018 12:36:00
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
As indicatedEGRESS DIAGRAMS16036 G 03AuthorCheckerDUBLIN STATION DEMARCUS BOULEVARD
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08.29.17ENT RESUBMITTAL3.2.a Packet Pg. 14Attachment: 1. Project Plans (Transit Center Site A-3)
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BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
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DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
2/9/2018 12:38:59
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
As indicatedEGRESS DIAGRAMS16036 G 04AuthorCheckerDUBLIN STATION DEMARCUS BOULEVARD
1
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08.29.17ENT RESUBMITTAL3.2.a Packet Pg. 15Attachment: 1. Project Plans (Transit Center Site A-3)
DRAWNBY
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C:\Autodesk\16036
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Dublin-CENTRAL_alink.rvt
16036
ENTITLEMENTS
DUBLIN
STATION
DEMARCUS
BOULEVARD
ACM
JCJ
05.24.17ENTITLEMENTS
08.29.17ENT RESUBMITTAL
TITLE SHEET
C0.0
3.2.a
Packet Pg. 16
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DUBLIN,
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3/16/2017
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C:\Autodesk\16036
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Dublin-CENTRAL_alink.rvt
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ENTITLEMENTS
DUBLIN
STATION
DEMARCUS
BOULEVARD
ACM
JCJ
05.24.17ENTITLEMENTS
08.29.17ENT RESUBMITTAL
EXISTING CONDITIONS
PLAN
C1.0
3.2.a
Packet Pg. 17
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6%12%
CCCCCCCCCCCCCCCCCCC
CCC
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3' - 0"3' - 0"
0' - 0"
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3' - 0"
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1"=5'D
SITE PLAN LEGEND:
SITE PLAN NOTES:
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C:\Autodesk\16036
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Dublin-CENTRAL_alink.rvt
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ENTITLEMENTS
DUBLIN
STATION
DEMARCUS
BOULEVARD
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JCJ
05.24.17ENTITLEMENTS
08.29.17ENT RESUBMITTAL
CIVIL SITE PLAN
C2.0
3.2.a
Packet Pg. 18
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6%12%
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1"=10'
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ENTITLEMENTS
DUBLIN
STATION
DEMARCUS
BOULEVARD
ACM
JCJ
05.24.17ENTITLEMENTS
08.29.17ENT RESUBMITTAL
GRADING PLAN
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Packet Pg. 19
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DRA
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DUBLIN,
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A-3
3/16/2017
10:18:30
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C:\Autodesk\16036
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ENTITLEMENTS
DUBLIN
STATION
DEMARCUS
BOULEVARD
ACM
JCJ
05.24.17ENTITLEMENTS
08.29.17ENT RESUBMITTAL
UTILITY PLAN
C4.0
3.2.a
Packet Pg. 20
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CAMPBELL
LANE
NOTES:LEGEND:
STORMWATER
CONTROL PLAN
C5.0
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ENTITLEMENTS
DUBLIN
STATION
DEMARCUS
BOULEVARD
ACM
JCJ
05.24.17ENTITLEMENTS
08.29.17ENT RESUBMITTAL
3.2.a
Packet Pg. 21
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NTS
2 STORMWATER FILTER
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3/16/2017
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ENTITLEMENTS
DUBLIN
STATION
DEMARCUS
BOULEVARD
ACM
JCJ
05.24.17ENTITLEMENTS
08.29.17ENT RESUBMITTAL
3.2.a
Packet Pg. 22
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3/16/2017
10:18:30
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C:\Autodesk\16036
UDR
Dublin-CENTRAL_alink.rvt
16036
ENTITLEMENTS
DUBLIN
STATION
DEMARCUS
BOULEVARD
ACM
JCJ
05.24.17ENTITLEMENTS
08.29.17ENT RESUBMITTAL
EROSION CONTROL
PLAN
C6.0
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Packet Pg. 23
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3/16/2017
10:18:30
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C:\Autodesk\16036
UDR
Dublin-CENTRAL_alink.rvt
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ENTITLEMENTS
DUBLIN
STATION
DEMARCUS
BOULEVARD
ACM
JCJ
05.24.17ENTITLEMENTS
08.29.17ENT RESUBMITTAL
EROSION CONTROL
NOTES AND DETAILS
C6.1
3.2.a
Packet Pg. 24
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AS SHOWN
05.24.17
08.28.17
ENTITLEMENTS
ENT RESUBMITTAL
L1.00
ILLUSTRATIVE SITE PLAN
LANDSCAPE SITE PLAN
PERCENT LANDSCAPING LEGEND
GROUND LEVEL:
69.9% HARDSCAPE, 18,850 SF
25.5% PLANTING AREA, 6,881 SF
3.9% BIORETENTION PLANTER, 1,042 SF
0.7% ARTIFICAL TURF, 185 SF
PODIUM:
52.2% HARDSCAPE, 12,778 SF
25.8% RAISED PLANTER, 6,308 SF
11.5% BIORETENTION PLANTER, 2,809 SF
5.5% ARTIFICIAL TURF, 1,355 SF
5.0% POOL, 1,210 SF
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scale: 1” = 20’N
PL
PL
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GENERAL NOTES:
1. ALL IRRIGATION AT SHRUB AND GROUNDCOVER
PLANTINGS TO BE DRIP IRRIGATION. INDIVIDUAL
BUBBLERS WILL BE PROVIDED AT TREE PLANTINGS.
2. ALL PLANTING AREAS TO INCLUDE 3” LAYER OF 3/8” BLACK
MINI-CHIP MULCH
3. SOIL ANALYSIS TO BE SUBMITTED WITH FINAL LANDSCAPE
PLAN WITH BUILDING PERMIT/IMPROVEMENT PLANS
4. MAINTENANCE RESPONSIBILITY FALLS TO OWNER
FOR SITE AND SIDEWALK DIRECTLY ADJACENT TO THE
BUILDING. THE CITY IS RESPONSIBLE FOR THE STREET
AND ANY MEDIAN ISLANDS
L3.00L5.00
L2.00
L4.00
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08.28.17
ENTITLEMENTS
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SHARED PRIVATE DRIVE
STREETSCAPE PLAN
AS SHOWN
L2.00
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”
11’-0”
10’-0”
7’-1”1
4
’
-
6
”
6’
-
0
”
7’
-
9
”
2’
-
8
”
14
’
-
2
”
8’
-
9
”
1
1
’
-
1
0
”
1
0
’
-
6
”
1 Gal, 12” O.C.
Sedum rubrotinctum
Jelly-bean Sedum
Water Usage: L
LANDSCAPE SITE PLAN
SHARED PRIVATE DRIVE
CAMELLIA PLACE
scale: 1” = 10’
scale: 1/4” = 1’
3’-4”5’-0”8’-0”
PARALLEL PARKING
(PLANTED
BULBOUT BEYOND)
6” CURB
30” MAX.
PLANTING HT.
SIDEWALKCONCRETE
PLANTER
3’-4”*PLANTER
DEPTH
VARIES
A
A’
PL
PR
O
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10’-4” TYP3’-7”5’-8”9’-6”6’-0”15’-6”8’-11”16’-9”6’-0”
2’-0”
TYP.37’-2”
26’-0”22’-6”22’-6”
23’-8” TYP.5’-8”4’-0”50’-9”
20’-0” TYP
8’-0” TYP8’-0” TYP
5’-0” TYP
3’-4” TYP
N
STREETSCAPE SECTION AA’
MATERIALS
PLANT PALETTE
Limonium californicum
Elymus glaucus Echeveria
Western Marsh Rosemary
BI
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ST
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Blue Wild Rye
Raised Concrete Planter/
Bioretention Planter
Integral Color Concrete,
Color: Southern Blush
Echeveria
SITE FURNISHINGS
4
5 55
9
1012
12
12
9
9
181818
11
11
A’
A
Faceted Steel Bench Modular Concrete Unit Pavers,
Color: Foundry
Faceted Steel Retaining/
Planter Wall
8 29
29
29
PL PL
1 Gal, 18” O.C.
Water Usage: L
5 Gal, 12” O.C.
Water Usage: L
5 Gal, 1’-0” O.C.
Water Usage: L
Amphitheatre Stair Seating
3 33
42
2
23
LIMIT OF WORK
PROPERTY LINE
Water Usage: L
1 Gal, 12” O.C.
Festuca rubra
Creeping Red Fescue
Water Usage: L
5 Gal, 4’ O.C.
Lavandula dentata var. candicans
Gray Leaved French Lavender
SHARED PRIVATE DR
DE
M
A
R
C
U
S
B
L
V
D
CA
M
P
B
E
L
L
L
N
CAMPBELL LN
NTS
N
KEY PLAN
STREET TREES
Arbutus unedo
Strawberry Tree
24” Box
Water Usage: L
19191919
KEY
SIDEWALK,
INTEGRAL COLOR CONC
COLOR: SOUTHERN BLUSH
FINISH: MED SANDBLAST
SIDEWALK,
MODULAR CONC
UNIT PAVERS
MANUF: BELGARD
COLOR: FOUNDRY
FINISH: SMOOTH
SIZE: 6X12
SIDEWALK,
CITY STANDARD CONC
PARALLEL PARKING
TOWNHOME STOOP
PUBLIC FLEX SPACE
AMPHITHEATRE STAIR
SEATING, INTEGRAL COLOR
CONCRETE
COLOR: SOUTHERN BLUSH
FINISH: MED SANDBLAST
FACETED STEEL BENCH,
HEIGHT: 18”
FLOW THROUGH PLANTER,
NATURAL CONCRETE,
HEIGHT: 18”
FINISH: MED SANDBLAST
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
1
2
3
4
5
6
7
8
9
PLANTING AREA
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
CITY STD. CROSSWALK
(E) RAISED CROSSWALK
(E) BULB-OUT
(E) UTILITY VAULT
UTILITIES (PROPOSED),
SCREENED W/PLANTING
(E) STREET SIGN
(E) LIGHT POLE
11
14
15
16
17
18
19
FACETED STEEL PLANTER
HEIGHT: 18”
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
22
12
(E) PLANTER ISLAND
21
GARAGE ENTRY
ACCESSIBLE
PEDESTRIAN RAMP
DEPRESSED CURB
WITH BOLLARDS
13
20
23
24
25
26
27
28
29
MODULAR STEEL
RETAINING WALL,
HEIGHT VARIES:
0”-18”
(E) FIRE HYDRANT
TRAFFIC BOLLARD
CITY STD. CURB RAMP
ARTIFICIAL TURF
STOOP PLANTER,
NATURAL CONCRETE,
HEIGHT: 18”
FINISH: MED SANDBLAST
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
10 STREET TREE:
Platanus acerifolia
‘Bloodgood’
(E) STREET TREE:
Platanus acerifolia
‘Bloodgood’, TBC
STREET TREE:
Pyrus calleryana
‘Aristocrat’
STREET TREE:
Arbutus unedo
(E) STREET TREE:
Pyrus calleryana
‘Aristocrat’
(E) STREET TREE:
Arbutus unedo
PRIVATE REALM TREE:
Lagerstroemia indica
(E) STREET TREE:
Laurus nobilis ‘Saratoga’
FUTURE STREET TREE
(N.I.C.)
INTEGRAL COLOR
CONCRETE SEATWALL
COLOR:
SOUTHERN BLUSH
FINISH: MED SANDBLAST
3.2.a
Packet Pg. 26
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05.24.17
08.28.17
ENTITLEMENTS
ENT RESUBMITTAL
DEMARCUS BLVD
STREETSCAPE PLAN
L3.00scale: 1” = 10’N
scale: 1/4” = 1’
20’-0”
2’-6”
PLANTING
6’
11’-0”
10’-0”, VARIES10’-0”, VARIES 5’-0”8’-0”
PARALLEL
PARKING
6” CURB
11’ WALK WITH
5’X5’ SQ TREE WELL
PLANTINGPRIVATE FITNESS AREA
STORM DRAIN EASEMENT
1’-6”, MAX
PL
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STREETSCAPE SECTION BB’
ST
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20 20
25
16
16
20’-0”
23’-6” O.C.25’-0” O.C., TYP 25’-0” O.C., TYP
FA
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4 4
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SITE FURNISHINGS
5’-0”
B
22’-6” O.C.22’-6” O.C.22’-6” O.C.24’-0” O.C.12’-6” O.C., TYP 12’-6” O.C., TYP12’-6” O.C., TYP 12’-6” O.C., TYP
5’-0”
TW +0”
TW +18”
TW +18”
TW +18”
TW +6”
TW +0”
TW +6”
TW +6”
TW +6”TW +0”
TW +0”
TW +0”TW +0”
MATCHLINE, SEE L4.00
TW +18”
TW +0”
7’-4”
13’-0”
28’-0”
7’-6”9’-2”
4’-6”
6’-0”
5’-8”
1’-8”
6’-3”
15’-10”20’-0”12’-8”
2’-0”15’-5”
8’-0”
6’-0”
2’-6”
B B’
B’
1 1 11111111
1
2
2
2
2
2222222222
2
3
6
6
8
8
8
8
8
8
1111
11
1111
13
13 13
13 13
13
13
13
13
13
11 11 11
23
11 11 11
19
19
19
19 11 11 11 11
DEMARCUS BOULEVARD
SH
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L
L
A
N
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PL
PL
ST
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Water Usage: M
Water Usage: L Water Usage: L
Water Usage: L
1 Gal, 36” O.C.5 Gal, 48” O.C.1 Gal, 12” O.C.
Lomandra longifolia ‘Tanika’Salvia leucantha ‘Midnight’Sempervivum ‘Purple Beauty’
Tanika Lomandra Purple Mexican Sage Hen and Chicks
PLANT PALETTE
EA
S
E
M
E
N
T
5 Gal, 24” O.C.1 Gal, 12” O.C.
Anigozanthos ‘Bush Tango’Sedum rubrotinctum
Orange Kangaroo Paw Jelly-bean Sedum
Raised Concrete Planter/
Bioretention Planter
Faceted Steel Bench Faceted Steel Retaining/
Planter Wall
Amphitheatre Stair Seating
20’-0”
STORM
DRAIN
EASEMENT
Water Usage: L
30’-0”
VISIBILITY ZONE, S.C.D.
SHARED PRIVATE DR
DE
M
A
R
C
U
S
B
L
V
D
CA
M
P
B
E
L
L
L
N
CAMPBELL LN
NTS
N
KEY PLAN
LIMIT OF WORK
PROPERTY LINE
STREET TREES
30” MAX.
PLANTING HT.
24” Box
Water Usage: M
Pyrus calleryana ‘Aristocrat’
Aristocrat Pear
Echeveria
Echeveria
5 Gal, 1’-0” O.C.
Water Usage: L
MATCHLINE, SEE L3.00
MATERIALS
Integral Color Concrete,
Color: Southern Blush
Modular Concrete Unit Pavers,
Color: Foundry
KEY
SIDEWALK,
INTEGRAL COLOR CONC
COLOR: SOUTHERN BLUSH
FINISH: MED SANDBLAST
SIDEWALK,
MODULAR CONC
UNIT PAVERS
MANUF: BELGARD
COLOR: FOUNDRY
FINISH: SMOOTH
SIZE: 6X12
SIDEWALK,
CITY STANDARD CONC
PARALLEL PARKING
TOWNHOME STOOP
PUBLIC FLEX SPACE
AMPHITHEATRE STAIR
SEATING, INTEGRAL COLOR
CONCRETE
COLOR: SOUTHERN BLUSH
FINISH: MED SANDBLAST
FACETED STEEL BENCH,
HEIGHT: 18”
FLOW THROUGH PLANTER,
NATURAL CONCRETE,
HEIGHT: 18”
FINISH: MED SANDBLAST
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
1
2
3
4
5
6
7
8
9
PLANTING AREA
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
CITY STD. CROSSWALK
(E) RAISED CROSSWALK
(E) BULB-OUT
(E) UTILITY VAULT
UTILITIES (PROPOSED),
SCREENED W/PLANTING
(E) STREET SIGN
(E) LIGHT POLE
11
14
15
16
17
18
19
FACETED STEEL PLANTER
HEIGHT: 18”
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
22
12
(E) PLANTER ISLAND
21
GARAGE ENTRY
ACCESSIBLE
PEDESTRIAN RAMP
DEPRESSED CURB
WITH BOLLARDS
13
20
23
24
25
26
27
28
29
MODULAR STEEL
RETAINING WALL,
HEIGHT VARIES:
0”-18”
(E) FIRE HYDRANT
TRAFFIC BOLLARD
CITY STD. CURB RAMP
ARTIFICIAL TURF
STOOP PLANTER,
NATURAL CONCRETE,
HEIGHT: 18”
FINISH: MED SANDBLAST
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
10 STREET TREE:
Platanus acerifolia
‘Bloodgood’
(E) STREET TREE:
Platanus acerifolia
‘Bloodgood’, TBC
STREET TREE:
Pyrus calleryana
‘Aristocrat’
STREET TREE:
Arbutus unedo
(E) STREET TREE:
Pyrus calleryana
‘Aristocrat’
(E) STREET TREE:
Arbutus unedo
PRIVATE REALM TREE:
Lagerstroemia indica
(E) STREET TREE:
Laurus nobilis ‘Saratoga’
FUTURE STREET TREE
(N.I.C.)
INTEGRAL COLOR
CONCRETE SEATWALL
COLOR:
SOUTHERN BLUSH
FINISH: MED SANDBLAST
LANDSCAPE SITE PLAN
3.2.a
Packet Pg. 27
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ENTITLEMENTS
ENT RESUBMITTAL
CAMPBELL LANE SOUTH
STREETSCAPE PLAN
AS SHOWN
L4.00scale: 1” = 20’N
PL
7 7
4 4 24
19
24
20
20
18
12
CAMPBELL LANE SOUTH
C
C’
C’
C
1
1
3
6
11
2121
14 11
3
11
11
11
5’-0” TYP
6’-0” TYP4’-0”
6’-4”8’-0”
20’-0”
7’-0”TYP11’-5”7’-0”
6’-6”6’-11”
11’-0”7’-7”
10’-8”
6’-0”
5’-11”
1’-0” TYP1’-0” TYP
2’-6” TYP
LANDSCAPE SITE PLAN
PL
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Water Usage: M Water Usage: LWater Usage: L
1 Gal, 6’ O.C.5 Gal, 4’ O.C.1 Gal, 12” O.C.
Passiflora incarnata Lavandula dentata var. candicans Festuca glauca
Purple Passionflower Gray Leaved French Lavender Douglas Iris
5 Gal, 24” O.C.1 Gal, 12” O.C.
Anigozanthos ‘Bush Tango’Sedum rubrotinctum
Orange Kangaroo Paw Jelly-bean Sedum
Water Usage: L Water Usage: L
Raised Concrete Planter/
Bioretention Planter
Faceted Steel Bench Faceted Steel Retaining/
Planter Wall
Amphitheatre Stair Seating
PLANTER ISLAND
PARALLEL PARKING
(BEYOND)
6” CURB
SIDEWALKAT-GRADE
PLANTING
2’-6”6’-0”4’-0”
8’-0”
1’6”6”
scale: 1/4” = 1’
PR
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STREETSCAPE SECTION CC’PLANT PALETTE
ST
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FA
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B
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D
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SITE FURNISHINGS
48’-6”
SHARED PRIVATE DR
DE
M
A
R
C
U
S
B
L
V
D
CA
M
P
B
E
L
L
L
N
CAMPBELL LN
NTS
N
KEY PLAN
LIMIT OF WORK
PROPERTY LINE
STREET TREES
30” MAX.
PLANTING HT.
26
Platanus acerifolia ‘Bloodgood’
London Plane Tree
24” Box
Water Usage: M
Echeveria
Echeveria
5 Gal, 1’-0” O.C.
Water Usage: L
MA
T
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S
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4
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MA
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MATERIALS
Integral Color Concrete,
Color: Southern Blush
Modular Concrete Unit Pavers,
Color: Foundry
KEY
SIDEWALK,
INTEGRAL COLOR CONC
COLOR: SOUTHERN BLUSH
FINISH: MED SANDBLAST
SIDEWALK,
MODULAR CONC
UNIT PAVERS
MANUF: BELGARD
COLOR: FOUNDRY
FINISH: SMOOTH
SIZE: 6X12
SIDEWALK,
CITY STANDARD CONC
PARALLEL PARKING
TOWNHOME STOOP
PUBLIC FLEX SPACE
AMPHITHEATRE STAIR
SEATING, INTEGRAL COLOR
CONCRETE
COLOR: SOUTHERN BLUSH
FINISH: MED SANDBLAST
FACETED STEEL BENCH,
HEIGHT: 18”
FLOW THROUGH PLANTER,
NATURAL CONCRETE,
HEIGHT: 18”
FINISH: MED SANDBLAST
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
1
2
3
4
5
6
7
8
9
PLANTING AREA
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
CITY STD. CROSSWALK
(E) RAISED CROSSWALK
(E) BULB-OUT
(E) UTILITY VAULT
UTILITIES (PROPOSED),
SCREENED W/PLANTING
(E) STREET SIGN
(E) LIGHT POLE
11
14
15
16
17
18
19
FACETED STEEL PLANTER
HEIGHT: 18”
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
22
12
(E) PLANTER ISLAND
21
GARAGE ENTRY
ACCESSIBLE
PEDESTRIAN RAMP
DEPRESSED CURB
WITH BOLLARDS
13
20
23
24
25
26
27
28
29
MODULAR STEEL
RETAINING WALL,
HEIGHT VARIES:
0”-18”
(E) FIRE HYDRANT
TRAFFIC BOLLARD
CITY STD. CURB RAMP
ARTIFICIAL TURF
STOOP PLANTER,
NATURAL CONCRETE,
HEIGHT: 18”
FINISH: MED SANDBLAST
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
10 STREET TREE:
Platanus acerifolia
‘Bloodgood’
(E) STREET TREE:
Platanus acerifolia
‘Bloodgood’, TBC
STREET TREE:
Pyrus calleryana
‘Aristocrat’
STREET TREE:
Arbutus unedo
(E) STREET TREE:
Pyrus calleryana
‘Aristocrat’
(E) STREET TREE:
Arbutus unedo
PRIVATE REALM TREE:
Lagerstroemia indica
(E) STREET TREE:
Laurus nobilis ‘Saratoga’
FUTURE STREET TREE
(N.I.C.)
INTEGRAL COLOR
CONCRETE SEATWALL
COLOR:
SOUTHERN BLUSH
FINISH: MED SANDBLAST
3.2.a
Packet Pg. 28
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08.28.17
ENTITLEMENTS
ENT RESUBMITTAL
CAMPBELL LANE WEST
STREETSCAPE PLAN
AS SHOWN
L5.00
BI
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scale: 1” = 20’N
PLANT PALETTE
BI
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LANDSCAPE SITE PLAN
4 4
4
8’-0”
20’-0”
23’-7”4’-0”
9’-8”
22’-0”11’-6”14’-10”TYP
14’-5”
2’-0”
6’-0”
6’-0”
2’-0”
6’-0”
2’-0”
4’-11
”
4’-0”6’-10”2’-0”
9’-0”
5’-10”
5’-0”
TYP
TYP
ST
R
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3
19
19
19
19
19
11
2828
29 29
11
11
11
11
11
9
9
5
9
3
3
3
21
18
1818
23
27
20
24 24
11 11
3
5’-0” TYP
6’-0” TYP
1’-0” TYP
2’-6” TYP
2’-1”
13
’
-
1
0
”
9’-
7
”
5’-
0
”
21
21
21
CAMPBELL LANE WEST
PL
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5 Gal, 24” O.C.1 Gal, 12” O.C.
Anigozanthos ‘Bush Tango’Sedum rubrotinctum
Orange Kangaroo Paw Jelly-bean Sedum
Water Usage: LWater Usage: L
Limonium californicum
Western Marsh Rosemary
1 Gal, 18” O.C.
Water Usage: L Water Usage: L
5 Gal, 4’ O.C.
Lavandula dentata var. candicans
Gray Leaved French Lavender
Water Usage: L
1 Gal, 12” O.C.
Festuca rubra
Creeping Red Fescue
scale: 1/4” = 1’
STREETSCAPE SECTION DD’
Raised Concrete Planter/
Bioretention Planter
SITE FURNISHINGS
Faceted Steel Bench Faceted Steel Retaining/
Planter Wall
Concrete Amphitheatre Stair
Seating
PLANTER ISLAND
PARALLEL PARKING
(BEYOND)
6” CURB
SIDEWALKAT-GRADE
PLANTING
FA
C
E
O
F
B
U
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D
I
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D
2’-6”6’-0”4’-0”
8’-0”
1’6”6”
D’
PL
PR
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SHARED PRIVATE DR
DE
M
A
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C
U
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B
L
V
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CA
M
P
B
E
L
L
L
N
CAMPBELL LN
NTS
N
KEY PLAN
LIMIT OF WORK
PROPERTY LINE
STREET TREES
30” MAX.
PLANTING HT.
Platanus acerifolia ‘Bloodgood’
London Plane Tree
24” Box
Water Usage: M
Echeveria
Echeveria
5 Gal, 1’-0” O.C.
Water Usage: L
22
TYP
MATERIALS
Integral Color Concrete,
Color: Southern Blush
Modular Concrete Unit Pavers,
Color: Foundry
KEY
SIDEWALK,
INTEGRAL COLOR CONC
COLOR: SOUTHERN BLUSH
FINISH: MED SANDBLAST
SIDEWALK,
MODULAR CONC
UNIT PAVERS
MANUF: BELGARD
COLOR: FOUNDRY
FINISH: SMOOTH
SIZE: 6X12
SIDEWALK,
CITY STANDARD CONC
PARALLEL PARKING
TOWNHOME STOOP
PUBLIC FLEX SPACE
AMPHITHEATRE STAIR
SEATING, INTEGRAL COLOR
CONCRETE
COLOR: SOUTHERN BLUSH
FINISH: MED SANDBLAST
FACETED STEEL BENCH,
HEIGHT: 18”
FLOW THROUGH PLANTER,
NATURAL CONCRETE,
HEIGHT: 18”
FINISH: MED SANDBLAST
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
1
2
3
4
5
6
7
8
9
PLANTING AREA
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MULCH, 3” DEEP
CITY STD. CROSSWALK
(E) RAISED CROSSWALK
(E) BULB-OUT
(E) UTILITY VAULT
UTILITIES (PROPOSED),
SCREENED W/PLANTING
(E) STREET SIGN
(E) LIGHT POLE
11
14
15
16
17
18
19
FACETED STEEL PLANTER
HEIGHT: 18”
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
22
12
(E) PLANTER ISLAND
21
GARAGE ENTRY
ACCESSIBLE
PEDESTRIAN RAMP
DEPRESSED CURB
WITH BOLLARDS
13
20
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25
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27
28
29
MODULAR STEEL
RETAINING WALL,
HEIGHT VARIES:
0”-18”
(E) FIRE HYDRANT
TRAFFIC BOLLARD
CITY STD. CURB RAMP
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HEIGHT: 18”
FINISH: MED SANDBLAST
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10 STREET TREE:
Platanus acerifolia
‘Bloodgood’
(E) STREET TREE:
Platanus acerifolia
‘Bloodgood’, TBC
STREET TREE:
Pyrus calleryana
‘Aristocrat’
STREET TREE:
Arbutus unedo
(E) STREET TREE:
Pyrus calleryana
‘Aristocrat’
(E) STREET TREE:
Arbutus unedo
PRIVATE REALM TREE:
Lagerstroemia indica
(E) STREET TREE:
Laurus nobilis ‘Saratoga’
FUTURE STREET TREE
(N.I.C.)
INTEGRAL COLOR
CONCRETE SEATWALL
COLOR:
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FINISH: MED SANDBLAST
3.2.a
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ENTITLEMENTS
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CONCEPTUAL LIGHTING
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Stake Mounted LED Path LightPool & Spa LightingPlay LightingTree Uplight Recessed Planter Wall Light String Lights
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NOTE: LIGHT LOCATIONS ARE CONCEPTUAL
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2/9/2018 12:30:11
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BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
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05.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL3.2.a Packet Pg. 31Attachment: 1. Project Plans (Transit Center Site A-3)
BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
2/9/2018 12:30:16
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BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
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DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
2/9/2018 12:30:30
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BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
1" = 20'-0"SITE PLAN16036 A 04•DUBLIN STATION DEMARCUS BOULEVARD 10 204080'600ACCESSIBLE PATH OF TRAVEL05.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL3.2.a Packet Pg. 33Attachment: 1. Project Plans (Transit Center Site A-3)
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cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
2/9/2018 12:30:34
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BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
PERSPECTIVE VIEWS16036 A 04.1TEAMTEAMDUBLIN STATION DEMARCUS BOULEVARD
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cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
2/9/2018 1:57:51
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BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
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BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
2/9/2018 12:30:43
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BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
PERSPECTIVE VIEWS16036 A 04.3AuthorCheckerDUBLIN STATION DEMARCUS BOULEVARD NORTHEAST CORNER - DE MARCUS BOULEVARD02.09.18ENT RESUMITTAL 23.2.a Packet Pg. 36Attachment: 1. Project Plans (Transit Center Site A-3)
BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
2/9/2018 12:30:47
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BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
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BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
2/9/2018 12:30:52
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BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
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BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
2/9/2018 12:30:56
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BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
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DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
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LOBBY 1BARarchitects901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
2/9/2018 12:31:23
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
1/16" = 1'-0"FLOOR PLAN - LEVEL 116036 A 09DUBLIN STATION DEMARCUS BOULEVARD 8'16'32'64'48'005.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL 02.09.18ENT RESUMITTAL 23.2.a Packet Pg. 41Attachment: 1. Project Plans (Transit Center Site A-3)
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LOBBY 2BARarchitects901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
2/9/2018 2:00:30
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
1/16" = 1'-0"FLOOR PLAN - LEVEL 216036 A 10DUBLIN STATION DEMARCUS BOULEVARD 8'16'32'64'48'005.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL 02.09.18ENT RESUMITTAL 23.2.a Packet Pg. 42Attachment: 1. Project Plans (Transit Center Site A-3)
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BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
2/9/2018 2:03:10
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BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
1/16" = 1'-0"FLOOR PLAN - LEVEL 316036 A 11DUBLIN STATION DEMARCUS BOULEVARD 8'16'32'64'48'005.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL 02.09.18ENT RESUMITTAL 23.2.a Packet Pg. 43Attachment: 1. Project Plans (Transit Center Site A-3)
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BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
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BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
1/16" = 1'-0"FLOOR PLAN - LEVEL 416036 A 12DUBLIN STATION DEMARCUS BOULEVARD 8'16'32'64'48'005.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL 02.09.18ENT RESUMITTAL 23.2.a Packet Pg. 44Attachment: 1. Project Plans (Transit Center Site A-3)
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BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
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BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
1/16" = 1'-0"FLOOR PLAN - LEVEL 516036 A 13DUBLIN STATION DEMARCUS BOULEVARD 8'16'32'64'48'005.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL 02.09.18ENT RESUMITTAL 23.2.a Packet Pg. 45Attachment: 1. Project Plans (Transit Center Site A-3)
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cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
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BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
1/16" = 1'-0"FLOOR PLAN - LEVEL 616036 A 14DUBLIN STATION DEMARCUS BOULEVARD 8'16'32'64'48'005.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL 02.09.18ENT RESUMITTAL 23.2.a Packet Pg. 46Attachment: 1. Project Plans (Transit Center Site A-3)
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cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
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BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
1/16" = 1'-0"FLOOR PLAN - LEVEL 716036 A 15DUBLIN STATION DEMARCUS BOULEVARD 8'16'32'64'48'005.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL 02.09.18ENT RESUMITTAL 23.2.a Packet Pg. 47Attachment: 1. Project Plans (Transit Center Site A-3)
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cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
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BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
1/16" = 1'-0"FLOOR PLAN - ROOF16036 A 16DUBLIN STATION DEMARCUS BOULEVARD 8'16'32'64'48'005.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL3.2.a Packet Pg. 48Attachment: 1. Project Plans (Transit Center Site A-3)
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DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
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BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
1/16" = 1'-0"EXTERIOR ELEVATIONS - SOUTH & WEST16036 A 17DUBLIN STATION DEMARCUS BOULEVARD 8'16'32'64'48'0
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05.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL3.2.a Packet Pg. 49Attachment: 1. Project Plans (Transit Center Site A-3)
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BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
1/16" = 1'-0"EXTERIOR ELEVATIONS - NORTH & EAST16036 A 18DUBLIN STATION DEMARCUS BOULEVARD 8'16'32'64'48'0
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05.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL3.2.a Packet Pg. 50Attachment: 1. Project Plans (Transit Center Site A-3)
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08.29.17ENT RESUBMITTAL3.2.a Packet Pg. 58Attachment: 1. Project Plans (Transit Center Site A-3)
Page 1 of 11
STAFF REPORT
PLANNING COMMISSION
DATE: November 14, 2017
TO: Planning Commission
SUBJECT:
PUBLIC HEARING: Ashton at Dublin Station (Transit Center Site A -3)
Planned Development Rezone with a related Stage 2 Development Plan,
Site Development Review Permit, and Tentative Map 8437 (PLPA 2017-
00036)
Prepared by: Martha Battaglia, Associate Planner
EXECUTIVE SUMMARY:
The Applicant, Ashton at Dublin Station, is proposing to construct a residential project
comprised of 220 apartment units, and related amenities including a fitness center, pool,
roof top lounge, and 331 spaces of structured parking on an approximately 2.36 -acre
site located within the Dublin Transit Center. The proposed mix of residential units
includes 122 one-bedroom units, 79 two-bedroom units and 19 three-bedroom units.
The site has a land use designation of High Density Residential (25.1 or greater units
per acre). The application includes a Planned Development Rezone with a related
Stage 2 Development Plan, Site Development Review Permit, and Tentative Map 8437
for condominium purposes. The Planning Commission will review the proposed project
and make a recommendation to the City Council.
RECOMMENDATION:
Disclose ex-parte contacts, conduct the public hearing, deliberate and adopt the
following Resolutions: a) Recommending that the City Council adopt an Ordinance
rezoning the Dublin Transit Center Site A-3 project site to PD-Planned Development
and approving a Stage 2 Development Plan; and b) Recommending that the City
Council approve the Site Development Review Permit and Tentative Map 8437 for the
Dublin Transit Center Site A-3 project.
PROJECT DESCRIPTION:
Background
The Dublin Transit Center area generally is bounded on the north by Dublin Boulevard,
on the south by Interstate 580 and the existing Dublin/Pleasanton BART station, on the
east by Arnold Road, and on the west by the Iron Horse Trail (Figure 1).
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In December 2002, the City Council adopted entitlements establishing the Transit
Center. This included General Plan and Eastern Dublin Specific Plan Amendments
(Resolution 216-02) to incorporate this area into the Eastern Dublin Specific Plan area
and establishing land uses. The project included Planned Development Zoning with a
Stage 1 Development Plan (Ordinance 21-02) which established the permitted uses;
site areas and proposed densities; maximum number of residential units and non -
residential square footage; and a Master Landscaping Plan. The approval also included
a Master Development Agreement (Ordinance 5 -03) approved in May 2003.
The Dublin Transit Center project area allows for the development of 1,500 residential
units on Sites A, B and C; two million square feet of campus office and up to 300
residential units on Sites D and E; and 70,000 square feet of retail uses at street level
on Sites B through E, and a 1-acre Village Green located between Sites B and C. Sites
A, B and C have been developed with the exception of Site A -3, which is the subject of
this Staff Report.
Project Site
Site A-3 is the last remaining site with a residential land use designation in the Transit
Center. The 2.36 acre site is located south of a private street, east and north of
Campbell Lane, and west of DeMarcus Boulevard as shown in Figure 1. The site has a
General Plan and EDSP land use designation of High Density Residential and Planned
Development Zoning with a Stage 1 Development Plan.
Figure 1. Vicinity
Map
The project site is rectangular in shape and has a relatively flat topography. The project
site is paved and has previously been used as a parking lot and a construction staging
area. There are no permanent structures, existing drainage courses, or native
vegetation located on the site. Surrounding street improvements are limited to curb s
and gutters along DeMarcus Boulevard and Campbell Lane. This vacant site is
surrounded by existing developments (Table 1).
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Table 1. Surrounding Land Uses
LOCATION ZONING GENERAL PLAN
LAND USE
CURRENT USE OF
PROPERTY Building Height
North PD High Density
Residential
Camellia Place –
112 units
53 feet
3 stories over 1
level of parking
South PD Public/Semi-Public PG&E Substation N/A
East PD High Density
Residential
Elan – 257 multi-
family townhomes &
condominiums
65 feet
5 stories over
parking
West PD Medium-High Density
Residential
Tribeca – 52
townhomes
40 feet
3 stories
Current Request
Ashton at Dublin Station is requesting approval of a 220 -unit apartment building, which
includes residential amenities consisting of a fitness center, pool, roof top lounge, and
331 spaces of structured parking. The proposed mix of residential units includes 122
one-bedroom units, 79 two-bedroom units and 19 three-bedroom units.
The current request for the proposed project includes:
• Planned Development Zoning - Planned Development Rezone with a related
Stage 2 Development Plan.
• Site Development Review Permit - Site Development Review Permit for 220
apartment units, with related amenities and structured parking with 331 spaces.
• Subdivision - Tentative Map 8437 for condominium purposes.
ANALYSIS:
Planned Development Zoning
The application includes a Planned Development Rezone with a related Stage 2
Development Plan. The existing Planned Development Zoning Stage 1 Development
Plan established a maximum building height for high density residential of 5 stories over
parking and a parking standard of 1.5 spaces per unit for residential land uses.
The project site is part of Site A, an 8.29 net acre area delineated as Sites A -1, A-2 and
A-3. The Planned Development Zoning originally anticipated up to 530 units across all
of Site A. The number was later reduced to 430 units when 100 units were transferred
to Site C. The total number of units constructed in the Dublin Transit Center project
area, including the proposed project, would be 1,451 units. This is 46 units less than
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Page 4 of 11
anticipated for Site A, and 49 units less than the total allocation of 1,500 units for the
overall Transit Center, as shown in Table 2.
Table 2. Transit Center Residential Development
Site Project Name Units
Constructed/Proposed
Units
Permitted Difference
A-1 Tribeca (52 Units)
384 430 46 A-2 Camellia Place (112
Units)
A-3 Ashton @ Dublin Station
(220 units)
B-1 Elan (257 Units) 562 565 3 B-2 Eclipse (305 units)
C-1 Avalon (505 units) 505 505 ---
Total 1,451 1,500 49
The proposed Stage 2 Planned Development Zoning is in compliance with the
requirements of the Dublin Zoning Ordinance and will establish the detailed
development plan for the site. This includes a preliminary site plan, development
standards, architectural standards, and a preliminary landscape.
The project is compatible with the land use concept to maximize transit opp ortunities
presented by the adjacent Dublin/Pleasanton BART Station; conforms to the
development standards adopted for the Dublin Transit Center; and contributes to a
vibrant, pedestrian friendly environment.
A Resolution recommending that the City Coun cil adopt an Ordinance approving the
Planned Development Rezone with related Stage 2 Development Plan for the Dublin
Transit Center Site A-3 is included as Attachment 1, with the draft City Council
Ordinance included as Exhibit A.
Site Development Review
Site Plan
The primary entry lobby is located near the northwest corner of DeMarcus Boulevard
and Campbell Lane. The primary entry lobby that fronts on this corner has a two story
volume and is set back to accommodate a pedestrian plaza. A secondary entr y lobby is
located mid-block on the north side of the building along the private street that is shared
with Camellia Place. Similar to the primary entry, the building is set back creating a
smaller pedestrian plaza with landscaping. Vehicle access to the structured parking will
be through a garage entry located on Campbell Lane. The project includes frontage
improvements and landscaping consistent with the improvements throughout the Transit
Center.
3.2.b
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Residential amenities including a lobby, fitness center and a leasing office
(approximately 6,200 square feet) are proposed along DeMarcus Boulevard. Ground -
floor residential units with front stoops are proposed on the north elevation, which
enhance the residential scale and character established by the Camelli a Place
residential project across the street.
Architecture
The project architecture has a contemporary aesthetic with angular lines and includes a
variety of high quality exterior materials and colors. Façade treatments include stucco,
fiber cement and metal accent, metal window surrounds, limited areas of storefront
glazing and metal and translucent entry canopies. Balconies and screening inserts used
within the garage include translucent perforated metal screening.
The proposed project includes unique architectural features and massing elements to
provide visual interest as well as open space for the occupants. The design includes
two opposing yet complementary tilted overhanging roof forms which accentuate the
taller massing elements of the building. The roof design allows the top-level units to
have generous windows and optimized views of the surrounding area. The project’s
design provides visual interest as viewed from Interstate 580 to the south and the
pedestrian pathways along DeMarcus Boulevard and Campbell Lane. The design of the
east podium courtyard allows glimpse in from the surrounding area and also provides a
strong pedestrian visual scale for the project.
The two-story parking podium façades face Campbell Lane to the west and south. The
parking garage has been designed to include architectural elements that provide
functional screening as well as visual interest. The façade of the parking structure is
comprised of framed openings which provide articulation and depth along the ground
floor. Infill surfaces fill the frames and angle inward in varying directions.
The architecture elements described can be seen in the renderings below.
Aerial at SE corner – Campbell Lane & DeMarcus Blvd.
3.2.b
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The massing of the proposed building is consistent with the scale of the adjacen t
buildings with the tallest massing located at the east side of the project opposite the
adjacent buildings along DeMarcus Boulevard (Elan and Avalon). The lowest massing is
located on the west side opposite the lower height townhouses across Campbell Lan e
(Tribeca). The proposed range of building heights, including 3, 4 and 5 residential
stories, over parking podium gives the project a sense of visual interest and variation in
roof profile, and it enables the building to respond contextually to the preexi sting
massing variation within the Transit Center.
A feature of the building projects over a portion of the sidewalk adjacent to Campbell
Lane. The total projection area is approximately 300 square feet as shown in Figure 2
below. The projection into the right-of-way includes living space, balconies and roof
overhang. The projection starts on the third floor at 23 feet above grade so as not to
conflict with use of the sidewalk.
SE corner – Campbell Lane & DeMarcus Blvd. NE corner – DeMarcus Blvd.
SW corner – Campbell Lane NW corner – Campbell Lane
3.2.b
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Figure 2. Right Of Way Projection
The City will quitclaim fee title ownership of the area with the proposed building
projection, while reserving a public access easement and a utility easement over the
area. These easements will allow for continued use of this area by the public and utility
companies.
Landscaping
The landscaping has been designed to be consistent with and completes the
streetscape as identified in the Design Guidelines for the overall Dublin Transit Center.
Similar to other higher density residential developments, landscaping and recreational
amenities are used to provide quality open areas and visual relief.
Plantings and hardscape elements are used to create neighborhood identification and
an attractive community entry. Colored concrete unit pavers connect the project site
with the rest of the Dublin Transit Center, while helping to define the main entries and
gathering spaces.
The landscape plan includes trees, along with flowering shrubs and groundcover, which
line and define the project entry. Perimeter areas are proposed to be landscaped wit h a
variety of drought tolerant plant materials that are low maintenance and encourage
water conservation. Please refer to Sheets L2.00-L5.00 of the attached plans (Exhibit A
to the City Council Resolution) for the proposed plant palette.
3.2.b
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The project includes two podium level roof courtyards and a swimming pool on the third
floor. Amphitheater stair seating is proposed near the project’s southeast corner within
the pedestrian plaza. Benches and raised planters are located throughout the
landscape public spaces.
There is a 20’ storm drain easement located along the eastern property boundary along
DeMarcus Boulevard. This easement area is planted with a variety of taller flowering
shrubs and succulents that delineate the space without using fences or walls .
In compliance with water quality requirements, flow through planters are located on the
northern portion of the project site and within the open courtyard areas. The plantings
within these areas include grasses and flowering plants.
Private sidewalks with public access are proposed on all four frontages. The project
includes a variety of site lighting, including tree uplight, pool & spa lighting, stake
mounted LED lights along pathways, recessed planter wall lights and decorative string
lights. The conceptual lighting plan is shown on Sheet L6.00 of the attached plans.
Floor Plans
The project includes a mix of studio, one, two and three -bedroom flats that vary in size
and layout. The floor plans are shown on Sheet A21 of the attached plans. Access to
the units would be primarily from interior corridors with exception to the stoop units
along the private street facing Camellia Place to the north. An open -air bridge
comprised primarily of perforated metal screen is visible from the south elevation and
provides a connection across the eastern podium.
Table 3 below details the square footage of the individual units as well as the
percentage of each unit type within the project.
TABLE 3. Floor Plans
Unit Type Square Footage # of Units % of Project
Jr. 1 Bedroom 640 SF 22 10.0%
1 Bedroom 800 SF 92 41.8%
1+ Bedroom 975 SF 8 3.6%
2 Bedroom 1,120 SF 79 35.9%
3 Bedroom 1,280 SF 19 8.6%
Total 100%
Parking
The Development Regulations for the Dublin Transit Center require 1.5 parking spaces
per unit, which includes guest parking. Based on this standard, a total of 330 spaces
would be required. The proposed project provides 331 spaces located within a two –
3.2.b
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story podium parking garage. Fifteen percent (15%) of the required parking spaces (50
spaces) are unassigned guest parking spaces. Additionally, surface stalls will be located
on the public streets along the project frontage, which are not included in the parking
requirement for the project.
Bicycle storage parking is provided on the first floor of the parking garage. A total of 130
bicycle parking stalls are provided.
Affordable Housing/Inclusionary Zoning
The Dublin Transit Center requires 15% of the residential units be affordable units. The
Camellia Place apartment project on Site A-2 has been used to satisfy the very low and
low portion of the inclusionary housing requirement for the project. Ten percent (10%) of
the units in the proposed project are required to be affordable to moderate income
household earning between 80% and 120% of the area median income adjusted for
actual household size. The affordable units are required to reflect the range of numbers
of bedrooms provided in the project. The applicant proposes to provide the required
number of moderate income units (22) which will include a range of one, two and three -
bedroom units. A Condition of Approval has been placed on the project that requires the
applicant to enter into an Affordable Housing Agreement.
Public Art Compliance
The project is part of a comprehensive plan to provide public art as part of the Dublin
Transit Center project. The public art requirement has already bene satisfied.
Tentative Map
Although the project is proposed for occupancy as apartments, the Applicant is
requesting approval of a Tentative Map for condominium purposes as is common with
other recent apartment projects.
A Resolution recommending that the City Council approve the Site Development
Review Permit and Tentative Map is included as Attachment 2, with the dra ft City
Council Resolution included as Exhibit A.
CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE:
The project site has a current General Plan and EDSP land use designation of High
Density Residential and consistent Planned Development Zoning. The proposed project
is consistent with the land use designation and zoning. The project will contribute to
housing opportunities and diversity of product type and complement the surrounding
neighborhoods.
The proposed project has been reviewed for conformance with the Community Design
and Sustainability Element of the General Plan. The project has been designed to be
compatible with adjacent and surrounding development. Pedestrian circulation and
3.2.b
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gathering spaces have all been linked together with sidewal ks and public and private
streets. In general, the proposed project furthers the goals of the Community Design
and Sustainability Element of the General Plan by providing a high quality of life and
preserving resources and opportunities for future generations.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, and Dublin
San Ramon Services District reviewed the project and provided Conditions of Approval
where appropriate to ensure that the Project is established in compliance with all local
Ordinances and Regulations. Conditions of Approval from these departments and
agencies have been included in the attached Resolution pertaining to the Site
Development Review Permit and Tentative Map (Exhibit A to Attachment 2).
ENVIRONMENTAL REVIEW:
The City has determined that the project qualifies for a statutory exemption from CEQA
under Government Code section 65457. The proposed project is consistent with the
General Plan Land Use Designation for Site A-3 and does not exceed the units allowed
by the Dublin Transit Center Stage 1 Planned Development Zoning. An EIR has been
certified for the Dublin Transit Center Stage 1 Planned Development Zoning. The CEQA
document in Support of a Specific Plan E xemption finds that no event as specified in
Section 21166 of the Public Resources Code has occurred since the certification of the
Dublin Transit Specific Plan EIR that requires preparation of a supplemental CEQA
document. Public Resources Code Section 21166 and CEQA Guidelines Section 15162
identify the conditions requiring subsequent environmental review. After a review of
these conditions, the City has determined that no subsequent EIR or Negative
Declaration is required for this project.
The CEQA Analysis in Support of a Specific Plan Exemption is included as Attachment
3. The 2002 Dublin Transit Center EIR, upon which the exemption relies, is available
for review at the Planning Division in City Hall during normal business hours.
PUBLIC NOTICING:
In accordance with State law, a public notice was mailed to all property owners and
occupants within 300 feet of the proposed project to advertise the project and the and
posted at several locations throughout the City. A copy of this Staff Report has b een
provided to the Applicant.
ATTACHMENTS:
1. PC Resolution recommending that the City Council adopt an Ordinance Rezoning the
Dublin Transit Center Site A-3
1a. Exhibit A to Attachment 1
3.2.b
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2. PC Resolution recommending that the City Council approve the SDR & Tentative
Map for site A-3
2a. Exhibit A to Attachment 2
2b. Exhibit A to City Council Resolution approving the SDR & Tentative Map
3. Ashton at Dublin Station_CEQA Analysis
3.2.b
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RESOLUTION NO. 18-xx
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING A
DEVELOPMENT AGREEMENT BETWEEN THE CITY OF DUBLIN AND
ASHTON AT DUBLIN STATION, LLC
PLPA-2017-00036
WHEREAS, the Applicant, Ashton at Dublin Station, is proposing to construct a
residential project comprised of 220 units, residential amenities including a fitness center, pool,
roof top lounge, and 331 spaces of structured parking on an approximately 2.36 -acre site
located on Site A-3 in the Dublin Transit Center. The proposed development and applications
are collectively known as the “Project”; and
WHEREAS, the Planning Commission considered the proposed project on November 14,
2017, and recommended that the City Council approve the project; and
WHEREAS, the City and the Applicant desire to enter into a Development Agreement in
conjunction with the project; and
WHEREAS, the proposed Development Agreement is attached to the Ordinance as
Exhibit A; and
WHEREAS, on July 10, 2018, the Planning Commission held a public hearing on the
proposed Development Agreement; and
WHEREAS, proper notice of the public hearing was given in all respects as required by
law; and
WHEREAS, the Staff Report was submitted recommending that the Planning
Commission recommend that the City Council adopt an Ordinance approving the Development
Agreement; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT the City of Dublin Planning Commission
does hereby recommend that the City Council make the following findings and determinations
regarding the proposed Development Agreement:
1. The proposed Development Agreement is consistent with the objectives, policies, general
land uses and programs specified in the General Plan and Eastern Dublin Specific Plan in
that: a) the General Plan and Eastern Dublin Specific Plan land use designation for the
subject site is High Density Residential and the Development Agreement is consistent with
that designation; and b) the Development Agreement is consistent with the fiscal policies in
relation to the provision of infrastructure and public services of the General Plan and
Eastern Dublin Specific Plan.
3.2.c
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2. The proposed Development Agreement is compatible with the uses authorized in, and the
regulations prescribed for, the land use designation in which the real property is located.
3. The proposed Development Agreement is in conformity with the public convenience,
general welfare and good land use practice in that the proposed project will impleme nt land
use guidelines that are in place at the time the project is approved.
4. The proposed Development Agreement will not be detrimental to the health, safety, and
general welfare in that the project will proceed in accordance with the General Plan,
Eastern Dublin Specific Plan, Planned Development Zoning, and any Conditions of
Approval for the proposed project.
5. The proposed Development Agreement will not adversely affect the orderly development of
the property or the preservation of property values in that the development will be
consistent with the City of Dublin General Plan, Eastern Dublin Specific Pla n, Planned
Development Zoning, and future project approvals.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT the City of Dublin Planning
Commission does hereby recommend that the City Council ado pt an Ordinance approving the
Development Agreement between the City of Dublin and Ashton at Dublin Station, LLC.
PASSED, APPROVED AND ADOPTED this 10th day of July 2018 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Assistant Community Development Director
3.2.c
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ORDINANCE NO. xx – 18
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * * * * * * *
APPROVING THE DEVELOPMENT AGREEMENT BETWEEN THE CITY OF DUBLIN AND
ASHTON AT DUBLIN STATION, LLC
PLPA-2017-00036
THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS:
Section 1: RECITALS
A. The Applicant, Ashton at Dublin Station, is proposing to construct a residential project
comprised of 220 units, residential amenities including a fitness center, pool, roof top lounge,
and 331 spaces of structured parking spaces on approximately 2.36 -acre site located on Site
A-3 in the Dublin Transit Center. The proposed development and applications are collectively
known as the “Project”; and
B. The City Council denied the project on March 6, 2018, and the Applicant subsequently
filed a lawsuit against the City; and
C. In accordance with the settlement agreement, the City Council will reconsider the project ,
and consider the proposed Development Agreement; and
D. The Planning Commission held a public hearing on the proposed Development
Agreement on July 10, 2018 for which public notice was given by law; and
E. The Planning Commission made its recommendation to the City Council for approval of
the Development Agreement by Resolution 18-xx; and
F. A public hearing on the proposed Development Agreement was h eld before the City
Council on July _____, 2018 for which public notice was given as provided by law; and
G. The City Council has considered the recommendation of the Planning Commi ssion
including the Planning Commission’s reasons for its recommendation, the C ity Council Staff
Report dated July ______, 2018 and all comments received in writing and all testimony
received at the public hearing.
Section 2: FINDINGS AND DETERMINATIONS
Therefore, on the basis of: a) the foregoing Recitals which are incorporated herein, b) the
City of Dublin General Plan, Eastern Dublin Specific Plan and Transit Center Stage 1
Development Plan, c) the Staff Report, and, on the basis of the specific conclusions set forth
below, the City Council finds and determines that:
1. The proposed Development Agreement is consistent with the objectives, policies, general
land uses and programs specified in the General Plan and Eastern Dublin Specific Plan in
that: a) the General Plan and Eastern Dublin Specific Plan land use designation for the
subject site is High Density Residential and the Development Agreement is consistent with
3.2.d
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that designation; and b) the Development Agreement is consistent with the fiscal policie s in
relation to the provision of infrastructure and public services of the General Plan and
Eastern Dublin Specific Plan.
2. The proposed Development Agreement is compatible with the uses authorized in, and the
regulations prescribed for, the land use designation in which the real property is located.
3. The proposed Development Agreement is in conformity with the public convenience,
general welfare and good land use practice in that the proposed project will implement land
use guidelines that are in place at the time the project is approved.
4. The proposed Development Agreement will not be detrimental to the health, safety, and
general welfare in that the project will proceed in accordance with the General Plan,
Eastern Dublin Specific Plan, Planned Development Zoning, and any Conditions of
Approval for the proposed project.
5. The proposed Development Agreement will not adversely affect the orderly development of
the property or the preservation of property values in that the development will be
consistent with the City of Dublin General Plan, Eastern Dublin Specific Plan, Planned
Development Zoning, and future project approvals.
Section 3: APPROVAL
The City Council hereby approves the Development Agreement (Exhibit A to the Ordinance)
and authorizes the City Manager to execute it.
Section 4: RECORDATION
Within ten (10) days after the Development Agreement is fully executed by all parties, the
City Clerk shall submit the Agreement to the County Recorder for recordation.
Section 5: EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect and be in force thirty (30) days from and after the date of its
final adoption. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in
at least three (3) public places in the City of Dublin in accordance with Section 39633 of the
Government Code of California.
PASSED, APPROVED, AND ADOPTED BY the City Council of the City of Dublin on this
___day of , 2018, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
3.2.d
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_____________________________
Mayor
ATTEST:
___________________________________
City Clerk
3.2.d
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RECORDING REQUESTED BY:
CITY OF DUBLIN
WHEN RECORDED MAIL TO:
City Clerk
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Fee Waived per GC 27383
Space above this line for Recorder’s use
DEVELOPMENT AGREEMENT
BETWEEN THE
CITY OF DUBLIN
AND
ASHTON AT DUBLIN STATION, LLC
FOR THE ASHTON AT DUBLIN STATION PROJECT
3.2.e
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THIS DEVELOPMENT AGREEMENT (this “Agreement” or this “Development
Agreement”) is made and entered in the City of Dublin on this __ day of ___________,
2018 (the “Effective Date”), by and between the City of Dublin, a Municipal Corporation
(hereafter “City”) and Ashton at Dublin Station, LLC, a Delaware limited liability
company (hereafter “Developer”) pursuant to the authority of §§ 65864 et seq. of the
California Government Code and Dublin Municipal Code, Chapter 8.56. City and
Developer are, from time-to-time, individually referred to in this Agreement as a “Party,”
and are collectively referred to as “Parties.”
RECITALS
A. California Government Code §§ 65864 et seq. (“Development
Agreement Statute”) and Chapter 8.56 of the Dublin Municipal Code (hereafter
“Chapter 8.56”) authorize the City to enter into a Development Agreement for the
development of real property with any person having a legal or equitable interest in such
property in order to establish certain development rights in such property.
B. Developer owns certain real property (the “Property”) consisting of
approximately 2.36 acres of land, as more particularly described in Exhibit A attached
hereto and incorporated herein by reference.
C. City has previously approved various land use approvals in connection
with the development of the Dublin Transit Center Project, including the Project, which
approvals include, without limitation, a General Plan and Eastern Dublin Specific Plan
Amendment for the Dublin Transit Center Project (Resolution No. 216-02 adopted on
November 19, 2002), a Stage 1 Planned Development Zoning and Development Plan
(Ord. No. 21-02 adopted on December 3, 2002; amended by Ord. No. 06-11 adopted on
June 7, 2011), and a Master Development Agreement (Ord. No. 05-03 adopted on May
6, 2003; amended by Ord. No. 24-05 adopted on October 4, 2005) (collectively referred
to herein as the “Transit Center Approvals”).
D. Developer has applied for, and City has approved, various land use
approvals in connection with a high-density residential development of two hundred
twenty (220) units and related amenities (the “Project”), including, without limitation, a
Stage 2 Planned Development Rezoning and Development Plan for the Transit Center
Site A-3 (Ord. No. ___ adopted by the City Council on ______, 2018), and a Site
Development Review (SDR) approval permit and Tentative Map 8437 for the Transit
Center Site A-3 Project (Resolution No. ___ adopted on ______, 2018), and the DA
Approving Ordinance (defined below) (collectively with the Transit Center Approvals,
referred to herein as the “Project Approvals”).
E. City desires the timely, efficient, orderly and proper development of the
Project.
F. The City Council has found that, among other things, this Development
Agreement is consistent with its General Plan and the Eastern Dublin Specific Plan
(“Specific Plan”), as both have been amended by the Project Approvals, and has been
3.2.e
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reviewed and evaluated in accordance with the Development Agreement Statute and
Chapter 8.56. The proposed project is consistent with the General Plan Land Use
Designation for Site A-3 and does not exceed the units allowed by the Dublin Transit
Center Stage 1 Planned Development Zoning.
G. City and Developer have reached agreement and desire to express herein
a Development Agreement that will facilitate development of the Project subject to
conditions set forth herein.
H. City has undertaken, pursuant to the California Environmental Quality Act
(Public Resources Code Section 21000 et seq., hereinafter “CEQA”), the required
analysis of the environmental effects that would be caused by the Project and has
determined that the project qualifies for a statutory exemption from CEQA under
Government Code section 65457. An EIR has been certified for the Transit Center
Approvals. Public Resources Code Section 21166 and CEQA Guidelines Section 15162
identify the conditions requiring subsequent environmental review. The CEQA
document in Support of a Specific Plan Exemption finds that no event as specified in
Section 21166 of the Public Resources Code has occurred since the certification of the
Dublin Transit Specific Plan EIR that requires preparation of a subsequent or
supplemental EIR or Negative Declaration.
I. On ___________, 2018, the City Council of the City of Dublin adopted
Ordinance No. ___ approving this Development Agreement (the “DA Approving
Ordinance”). The DA Approving Ordinance took effect on ____________, 2018.
NOW, THEREFORE, with reference to the foregoing recitals and in consideration
of the mutual promises, obligations and covenants herein contained, City and Developer
agree as follows:
AGREEMENT
1. Description of Property. The Property that is the subject of this
Agreement is described in Exhibit A attached hereto (“Property”).
2. Interest of Developer. Developer has a legal interest in the Property in
that it is the owner of the Property.
3. Relationship of City and Developer. It is understood that this Agreement
is a contract that has been negotiated and voluntarily entered into by the City and
Developer and that Developer is not an agent of the City. The City and Developer
hereby renounce the existence of any form of joint venture or partnership between
them, and agree that nothing contained herein or in any document executed in
connection herewith shall be construed as making the City and Developer joint
venturers or partners.
3.2.e
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4. Effective Date and Term
4.1 Effective Date. The effective date of this Agreement (“Effective
Date”) is _______________ (as first set forth above).
4.2 Term. The term of this Agreement shall commence on the Effective
Date and shall continue for five (5) years thereafter, unless said term is otherwise
extended or terminated as provided in this Agreement. In the event that any third-party
lawsuit is filed challenging the City’s issuance of the Project Approvals or its compliance
with CEQA, the term of this Agreement shall be automatically extended for a duration
equal to the time from the filing of such lawsuit to the entry of an order dismissing or
otherwise terminating such lawsuit, which duration shall include any appeals.
4.3 Term of Project Approvals. The term of any Project Approvals for
the Property or any Portion thereof, specifically including the Site Development Review
approval permit and Tentative Map No. 8347 approved by Resolution No. _____, shall
be extended automatically for the Term of this Agreement.
5. Vested Rights/Use of the Property/Applicable Law/Processing
5.1 Right to Develop. Developer shall have the vested right to develop
the Project on the Property in accordance with the terms and conditions of this
Agreement, the Project Approvals (as and when issued), and any amendments to any
of them as shall, from time to time, be approved pursuant to this Agreement, and the
City’s ordinances, codes, resolutions, rules, regulations and official policies governing
the development, construction, subdivision, occupancy and use of the Project and the
Property including, without limitation, the General Plan, the Dublin Municipal Code, and
the Specific Plan, the permitted uses of the Property, density and intensity of use of the
Property and the maximum height, bulk and size of proposed buildings, and the
provisions for reservation or dedication of land for public purposes that are in force and
effect on the Effective Date of this Agreement (collectively, “Applicable Law”). In
exercising its discretion when acting upon subsequent project approvals, City shall
apply the Applicable Law as the controlling body of law (within which Applicable Law
such discretion shall be exercised). Notwithstanding the foregoing or anything to the
contrary herein, any amendment to the Project Approvals shall not become part of the
law Developer is vested into under this Agreement unless an additional amendment of
this Agreement is entered into between Developer and City in accordance with this
Agreement. In the event that such amendments to the Project Approvals are sought for
any distinct portion of the Property or Project, such amendments shall not require
amendment of this Agreement with respect to any other portion of the Property or
Project, except to the extent set forth in such amendment.
5.2 Fees, Exactions, Dedications. The City shall not apply to the
Project any development impact fee or any application, processing or inspection fee
(collectively, “Fees”) that the City first enacts after the Effective Date. Furthermore, the
rate imposed for each such applicable Fee shall be the lower of (a) the rate in effect on
June 30, 2018, as set forth in the schedule attached hereto as Exhibit B, or (b) the rate
3.2.e
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in effect at the time such Fee is payable under the terms of the legislation imposing the
particular Fee. Notwithstanding the foregoing, the City shall be permitted to impose any
Exaction on a subsequent project approval that requires an amendment to the Project
Approvals.
5.3 Construction Codes. Notwithstanding the provisions of Section 5.1
above, to the extent Applicable Law includes requirements under the state or locally
adopted building, plumbing, mechanical, electrical and fire codes (collectively the
“Codes”), the Codes included shall be those in force and effect at the time Developer
submits its application for the relevant building, grading, or other construction permits to
City. In the event of a conflict between such Codes and the Project Approvals, the
Project Approvals shall, to the maximum extent allowed by law, prevail. For
construction of public infrastructure, the Codes applicable to such construction shall be
those in force and effect at the time of execution of an improvement agreement between
City and Developer pursuant to Chapter 9.16 of the Dublin Municipal Code.
5.4 Omitted.
5.5 New Rules and Regulations. During the term of this Agreement,
the City may apply new or modified ordinances, resolutions, rules, regulations and
official policies of the City to the Property which were not in force and effect on the
Effective Date only to the extent they are not in conflict with the vested rights granted
by this Agreement, the Applicable Law, the Project Approvals or this Agreement. In
addition to any other conflicts that may occur, each of the following new or modified
ordinances, resolutions, rules, regulations or official policies shall be considered a per
se conflict with the Applicable Law:
5.5.1 Any application or requirement of such new or modified
ordinances, resolutions, rules, regulations or official policies that would (i) cause or
impose a substantial financial burden on, or materially delay development of the
Property as otherwise contemplated by this Agreement or the Project Approvals, (ii)
frustrate in a more than insignificant way the intent or purpose of the Project Approvals
or preclude compliance therewith including, without limitation, by preventing or imposing
limits or controls in the rate, timing, phasing or sequencing of development of the
Project; (iii) prevent or limit the processing or procuring of subsequent project approvals;
or (iv) reduce the density or intensity of use of the Property as a whole, or otherwise
requiring any reduction in the square footage of, or total number of, proposed buildings,
structures and other improvements, in a manner that is inconsistent with or more
restrictive than the limitations included in this Agreement and the Project Approvals;
and/or
5.5.2 If any of such ordinances, resolutions, rules, regulations or
official policies do not have general (City-wide) applicability.
Developer specifically acknowledges that it will be subject to new or modified
ordinances, resolutions, rules, regulations or official policies that implement the
Municipal Regional Stormwater NPDES Permit issued by the Regional Water Quality
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Control Board for the San Francisco Bay Region from time to time (the “MRP”) to the
extent that the permit does not include exemptions that apply to the Project.
5.6 Moratorium Not Applicable. Notwithstanding anything to the
contrary contained herein, if a City ordinance, resolution, policy, directive, or other
measure is enacted or becomes effective, whether by action of the City or by initiative,
and if it imposes a building moratorium which affects all or any part of the Project, City
agrees that such ordinance, resolution or other measure shall not apply to the Project,
the Property, this Agreement or the Project Approvals unless the building moratorium is
imposed as part of a declaration of a local emergency or state of emergency as defined
in Government Code section 8558, provided that to the extent a moratorium applies to
all or any part of the Project then the Term shall automatically be extended for a period
of time equal to the period of the moratorium.
5.7 Revised Application Fees. Notwithstanding section 5.2 above, any
existing application, processing and inspection fees that are revised during the term of
this Agreement shall apply to the Project provided that (1) such fees have general
applicability and are consistent with State law limitations that processing fees not
exceed the estimated reasonable cost of providing the service for which they are
charged; (2) the application of such fees to the Property is prospective; and (3) the
application of such fees would not prevent, impose a substantial financial burden on, or
materially delay development in accordance with this Agreement. By so agreeing,
Developer does not waive its rights to challenge the legality of any such application,
processing and/or inspection fees.
5.8 New Taxes. This Agreement shall not prohibit the application of
any subsequently enacted city-wide taxes to the Project provided that (1) the application
of such taxes to the Property is prospective, and (2) the application of such taxes would
not prevent development in accordance with this Agreement. By so agreeing,
Developer does not waive its rights to challenge the legality of any such taxes, facially
or as applied to its Project or Property, or to claim exemption from any taxes to the
extent allowed by law.
5.9 Development of the Project; Phasing, Timing. Since the California
Supreme Court held in Pardee Construction Co. v. City of Camarillo (1984) 37 Cal. 3d
465, that the failure of the parties therein to provide for the timing of development
resulted in a later adopted initiative restricting the timing of development to prevail over
such parties’ agreement, it is the Parties’ intent to cure that deficiency by acknowledging
and providing that this Agreement contains no requirements that Developer must initiate
or complete any action, including without limitation, development of the Project within
any period of time set by City. Nothing in this Agreement is intended to create nor shall
it be construed to create any affirmative development obligations to develop the Project
at all or in any particular order or manner, or liability in Developer under this Agreement
if the development fails to occur. It is the intention of this provision that Developer be
able to develop the Property in accordance with its own time schedules and the Project
Approvals.
3.2.e
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5.10 Processing. Nothing in this Agreement shall be construed to limit
the authority or obligation of City to hold necessary public hearings, nor to limit the
discretion of City or any of its officers or officials with regard to subsequent project
approvals that require the exercise of discretion by City, provided that such discretion
shall be exercised consistent with the vested rights granted by this Agreement, the
Applicable Law and this Agreement.
6. Community Benefits.
6.1 Community Benefit Payment. Concurrently with the Effective Date
of this Agreement, Developer has contributed the sum of Six Hundred Thousand Dollars
($600,000) to the City as a Community Benefit, to be allocated by the City toward
improvements in Don Biddle Community Park, in accordance with the Master Plan
adopted for the park.
6.2 Affordable Housing. Developer shall ensure that a minimum of
10% of the units in the Project shall be made affordable for fifty-five (55) years to
households earning between 80% and 120% of area median income, pursuant to an
Affordable Housing Agreement with the City, which agreement shall comply with the
City’s Inclusionary Zoning Ordinance (Municipal Code Chapter 8.68) and shall satisfy
Developer’s obligations thereunder.
6.3 Right-of-Way Purchase. As consideration for Developer’s purchase
of approximately three hundred (300) square feet of the City’s right-of-way in
accordance with the terms and conditions of the Project Approvals, Developer shall
contribute the purchase price of Twenty-Five Thousand Dollars ($25,000), prior to
issuance of building permits for the Project.
7. Amendment or Cancellation.
7.1 Modification Because of Conflict with State or Federal Laws. The
Project and Property shall be subject to state and federal laws and regulations and this
Agreement does not create any vested right in state and federal laws and regulations in
effect on the Effective Date. In the event that state or federal laws or regulations
enacted after the Effective Date of this Agreement prevent or preclude compliance with
one or more provisions of this Agreement or require changes in plans, maps or permits
approved by the City, the parties shall meet and confer in good faith in a reasonable
attempt to modify this Agreement to comply with such federal or state law or regulation.
Any such amendment or suspension of the Agreement shall be subject to approval by
the City Council (in accordance with Chapter 8.56). Each Party agrees to extend to the
other its prompt and reasonable cooperation in so modifying this Agreement or
approved plans.
7.2 Amendment by Mutual Consent. This Agreement may be amended
in writing from time to time by mutual consent of the parties hereto and in accordance
with the procedures of State law and Chapter 8.56. When a Party seeking such an
amendment owns or has an equitable right to only a portion of the whole of the Property
3.2.e
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