HomeMy WebLinkAbout03-058 DublnTrnstCtr Site B-2
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: November 9, 2004
SUBJECT:
ATTACHMENTS: 1.
RECOMMENDATION: 1.
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PROJECT DESCRIPTION:
PUBLIC HEARING: P A 03-058 Dublin Transit Center Site B-2,
Avalon Bay Communities, Stage 2 Planned Development Rezoning,
Vesting Tentative Tract Map 7525 and Site Development Review.
Report Prepared by, Mamie R. Nuccio, Assistant Planner Cx....Ç-
2.
Resolution recommending City Council approval of PA 03-058
Dublin Transit Center Site B-2, Avalon Bay Communities, Stage 2
Planned Development Rezoning, with Development Plan attached as
Exhibit A.
Resolution approving P A 03-058 Dublin Transit Center Site B
Vesting Tentative Tract Map 7525.
Resolution referring decision making authority and recommending
City Council approval of P A 03-058 Dublin Transit Center Site B-2,
Avalon Bay Communities, Site Development Review, with draft
City Council Resolution attached as Exhibit A.
Transit Center Location Map.
Vesting Tentative Tract Map 7525 Project Plans.
Site Development Review Project Plans dated October 25, 2004.
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Open Public Hearing and receive Staff presentation.
Take testimony from the Applicant and the Public.
Question Staff, Applicant, and the Public.
Close Public Hearing and deliberate.
Adopt Resolution (Attachment 1) recommending City Council
approval of PA 03-058 Dublin Transit Center Site B-2, Avalon Bay
Communities, Stage 2 Planned Development Rezoning, with
Development Plan attached as Exhibit A.
Adopt Resolution (Attachment 2) approving P A 03-058 Dublin
Transit Center Site B Vesting Tentative Tract Map 7525.
Adopt Resolution (Attachment 3) referring decision making
authority and recommending City Council approval of PA 03-058
Dublin Transit Center Site B-2, Avalon Bay Communities, Site
Development Review, with draft City Council Resolution attached
as Exhibit A.
7.
In December 2002, the City Council adopted Resolution 216-02 approving a General Plan/Eastern Dublin
Specific Plan Amendment; Ordinance 21-02 approving a Stage 1 Planned Development Zoning; and,
Resolution 02-40 approving Tentative Parcel Map 7892, for the Dublin Transit Center, located generally
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COPIES TO:
Applicant/Property Owner
ITEMNO.~·,d
between the Iron Horse Trail to the West, Dublin Boulevard to the North, Arnold Road to the East, and
the Dublin/Pleasanton Bay Area Rapid Transit (BART) Station to the South. A Master Development
Agreement for the Dublin Transit Center was adopted by Ordinance 5-03 in May 2003 and together with
the approved General Plan/Eastern Dublin Specific Plan Amendment, Stage 1 Planned Development
Zoning, and Vesting Tentative Tract Map established the land use approvals for the future development of
the site.
The Dublin Transit Center project area includes the future development of 1,500 residential units on Sites
A, Band C; 2-million square feet of campus office on Sites D and E; and 70,000 square feet of ancillary
retail uses to be dispersed between Sites B-E. Open space will be provided by a 12.20 gross acre park,
located on Site F and a I-acre Village Green located between Sites Band C. The Transit Center project
area also includes 8.65 gross acres of public/semi-public uses including the future BART parking garage,
PG & E substation, and surface BART parking (See Attachment 4).
On May 5, 2004, a Vesting Tentative Parcel Map was approved by the Community Development Director
to subdivide Site A into three project areas, Sites A-I, A-2 and A-3. In April of 2004 EAH, Inc received
approval to develop Site A-2 with 112 apartment units affordable to very-low and low-income
households; construction is expected to commence in mid-2005. The remainder of the Dublin Transit
Center project area is currently vacant with the exception of existing surface parking for BART patrons.
The proposed Project, Dublin Transit Center Site B-2, includes a Stage 2 Planned Development Rezoning,
a Vesting Tentative Tract Map, and Site Development Review for the construction of a 305-unit
apartment community on approximately one-half of Site B; the remainder of Site B is planned to be
developed with 257 condominium units by D.R Horton whose application for Stage 2 Planned
Development Rezoning and Site Development Review is scheduled for the same Planning Commission
Meeting as Avalon Bay. The approved Stage 1 Planned Development Zoning for Site B allows for a
maximum of 565 high density residential units to be constructed on the site. Together, Avalon Bay and
D.R. Horton propose to construct 562 units.
The Master Development Agreement for the Dublin Transit Center requires that 10% of the units
constructed on Site B be set aside for moderate income households and that the affordable units be
provided in accordance with the Inclusionary Zoning Ordinance. The Project proposes to set aside 10% of
the 305 units for moderate income households; a moderate income household is defined by the
Inclusionary Zoning Ordinance as households earning between 80% and 120% of the area median income.
ANAL YSIS:
The proposed Project is a high density, transit oriented development less than one-quarter of a mile from
the existing DublinIPleasanton BART Station which requires the approval of a Stage 2 Planned
Development Rezoning and Site Development Review. The Rezoning is an Ordinance that requires one
public hearing before the Planning Commission and two public hearings before the City Council. In
accordance with the City's Subdivision Ordinance, the Planning Commission will take action on the
Vesting Tentative Tract Map. With respect to the Site Development Review request, Staff is
recommending that the Planning Commission transfer hearing jurisdiction to the City Council because of
unique circumstances and the magnitude of the project (See Attachment 3).
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Vestine: Tentative Tract Map
The Applicant is requesting to subdivide one, ±8.84-acre parcel into 3 separate parcels as shown on the
Vesting Tentative Tract Map (Attachment 5). The Project is proposed to be developed on Lot 2 of
Vesting Tentative Tract Map 7525 for a total of±3.57 net acres (±4.63 gross acres). Lot 1 would be ±3.13
net acres (±4.21 gross acres) and Lot 3 would be ±2.14 net acres. Lots 1 and 2 would be recorded for
condominium purposes; Lot 3 would be for common areas which includes a North/South Driveway and
the Village Green.
Vesting Tentative Tract Map 7525 is bound by Dublin Boulevard to the north, Iron Horse Parkway to the
east, Site C of Dublin Transit Center to the south, and DeMarcus Boulevard to the west. The Project
would be located on the eastern portion of Tentative Tract 7525 and is bound by Dublin Boulevard to the
north, Site C of the Dublin Transit Center to the south, Iron Horse Parkway to the east, and a proposed
North/South Driveway to the west. Lot 1 is proposed to be developed by D.R. Horton with 257
condominium units (Attachment 5).
The proposed Vesting Tentative Tract Map conforms to the City of Dublin General Plan, Eastern Dublin
Specific Plan, and Stage 1 Planned Development Zoning; consequently Staff recommends the Planning
Commission approve Vesting Tentative Tract Map 7525 subject to the findings and conditions of
approval contained in the attached Resolution (Attachment 2).
Stae:e 2 Planned Development Rezonine:
A Stage 1 Planned Development Zoning was adopted by the City Council for all of Dublin Transit Center
in December 2002 and established the permitted, conditionally permitted, and accessory land uses; site
areas and proposed densities; maximum number of residential units and non-residential square footages;
and, a Master Landscaping Plan. For Transit Center Site B, the approved Stage 1 Planned Development
Zoning allows for a maximum of 565 high density residential units and 15,000 square feet of retail on
approximately 8.10 net acres of land with an average net density of 70 units per acre. The Stage 1
Planned Development Zoning also includes maximum building heights for high density residential of 5
stories over parking and a parking standard of 1.5 spaces per unit for residential land uses. The Zoning
Ordinance was used to determine minimum parking standards for the retail use which is 1 space per 300
square feet of gross floor area.
The proposed Project would develop ±4.63 gross acres of Site B for the construction of 305 residential
apartment units at a density of 66 units per acre. The Stage I Planned Development Zoning anticipated a
range of 64-70 units per acre for high density residential uses throughout the Dublin Transit Center. The
proposed residential apartment building is 5 stories wrapped around a 6Y:z story parking structure and
exceeds the parking requirement of 1.5 spaces per unit as it proposes to provide 506 parking spaces within
the parking garage and an additional 21 surface stalls along the Village Green and North/South Driveway
(See Attachment 6).
The proposed Stage 2 Rezoning is in compliance with the requirements of the Dublin Zoning Ordinance
as a Stage 2 Development Plan has been developed and conforms to the adopted Stage 1 Planned
Development Zoning for the Dublin Transit Center. The project is compatible with the land use concept
to maximize transit opportunities presented by the adjacent DublinIPleasanton BART Station; conforms
with the development standards adopted for the Dublin Transit Center; and, contributes to a vibrant,
pedestrian friendly environment within less than one-quarter of a mile from the existing BART Station.
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Site Development Review
Site Plan:
The Project is bound by Dublin Boulevard to the north, the Village Green to the south, Iron Horse
Parkway to the east, and a proposed North/South Driveway to the west (this driveway separates Site B-2
from Site B-1). The Project includes a 5-story residential structure that is composed of various building
sections linked together architecturally, which wrap around a 6-level parking structure. The parking
structure would be hidden from view on all four sides. There would be a total of 305 units within the
project. Approximately 12,750 square feet of ground floor retail uses are proposed along Iron Horse
Parkway; 2,600 square feet would be used for a residential leasing office. Stoop units are proposed on
three sides of the project: Iron Horse Parkway, the Village Green, and a proposed North/South Driveway.
Through the wrapping of residential units around the parking structure, 2 larger courtyards (enclosed on
all 4 sides) and 2 smaller courtyards (open to Dublin Boulevard) are created, which provide a secondary
means of entry/egress from units located in those areas. The two larger landscaped courtyards provide
passive and active recreational amenities for the residents. The north courtyard includes a bocci ball court,
barbeque grill, and shaded lawn and seating areas. The south courtyard includes a swimming pool and
spa, and access to the fitness room and club room. Additional recreational opportunities would be located
in the adjacent Village Green. The Village Green is a 1 acre park-like setting and includes ample lawn
area, two playgrounds, and a circular plaza with seating beneath wood trellises. A splash pad with aquatic
playground equipment would be located in the center of the plaza (See Attachment 6).
Floor/Unit Plans:
The Project proposes to have studio, one-, two-, and three-bedroom flats, and one-, two-, and three-
bedroom townhomes that vary in size and layout (See Table 1 below). All units would be equipped with a
washer/dryer. Access to the units would be primarily from interior corridors with the stoops units having
an additional access point along their respective street frontage. All units would have a patio, deck or
balcony. Multiple staircases and elevators would provide access to each floor. Two trash chutes are
proposed on floors 2 thru 5 for trash and recyclable materials. Two collection areas for residential waste
are located on the ground floor within the parking garage (See Attachment 6).
Table 1
U nit Type Square Footae:e (net)
Studio 522-644
I Bedroom Flat 681-877
2 Bedroom Flat 1048-1315
3 Bedroom Flat 1265-1471
1 Bedroom Townhome 877-882
2 Bedroom T ownhome 1182-1364
3 Bedroom T ownhome 1655-1678
Access and Circulation:
Vehicular access to the project site would be from Iron Horse Parkway and the proposed North/South
Driveway. Both access points would channel residents, guests, and retail customers into the ground floor
of the 6-level parking structure. Access to the upper floors of the garage would be restricted to residents
by way of a security gate. Guests and retail customers would be restricted to the ground floor level. For
security purposes, the parking garage gate on Iron Horse Parkway would be open to the public at 7 am and
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close when the last retailer/business closes (the time would be determined based on retail tenants). The
parking garage gate on the North/South Driveway would be open to the public at 7 am and close at 12 am,
but guest parking would be allowed in the garage overnight. Residents and police and fire personnel
would have access to the parking garage at all hours.
Pedestrian access to the site could be obtained from all four sides of the project site. Pedestrian portals
would provide access from the adjacent public ways into internal courtyards open to the sky, or internal
corridors leading directly to units and/or elevators and stairs. These "portals" are defined through the use
of unique architectural elements and are clearly visible from public way.
Residents will have direct access to the parking structure from residential corridors at levels I through 5 of
the building. The corridor adjacent to the parking structure would be separated from the parking garage
by a sound-attenuating fire wall.
Residents and guests would have access to the leasing office from either the public way, from the south
courtyard, or from the ground-level parking garage. Access to the retail areas would be from the public
way, or from the ground-level parking garage.
Parking:
The Project proposes to provide a total of 506 parking stalls within the 6-level parking structure and an
additional 37 parking stalls along Iron Horse Parkway, the Village Green and the proposed North/South
Driveway. 460 stalls would be dedicated for residential uses and assigned to individual units. A shared
parking arrangement would be utilized between residential guest parking and retail parking and would
provide a total of 65 parking stalls; these stalls would be located within the parking structure as well as
along Iron Horse Parkway, the Village Green, and the North/South Driveway. An additional 9 parking
stalls would be reserved within the parking structure for employee parking. For the convenience of the
businesses along Iron Horse Parkway, two at-grade parallel parking stalls would be designated as a
loading zone between the hours of 7 am and 9 am (See of Attachment 6).
Avalon Bay's standard for guest parking in the Bay Area typically does not exceed 10% of the number of
residential units. The Project has been structured to provide a shared parking arrangement between the
residential guest and retail parking which results in a 12% - 27% guest parking ratio throughout the day
and evening (See Attachment 6).
The approved Stage 1 Planned Development Zoning adopted a 1.5 space per unit parking ratio which
includes guest parking. The amount of parking proposed meets the parking requirement of 1.5 stalls per
unit established in the approved Stage 1 Planned Development Zoning for high density residential units
within the Dublin Transit Center and a 1 stall per 300 square feet of retail space as required in the Dublin
Zoning Ordinance. The proposed Project meets the parking requirement without utilizing the shared
parking arrangement.
Architecture:
The architectural design of the Project would be consistent with a compact, urban design that maximizes
the use of regional transit opportunities and minimizes reliance on the auto by creating a vibrant, high-
density, pedestrian-friendly environment that serves the daily needs of residents, employees and
commuters. The pedestrian-friendly environment would be achieved with detailing of the retail
storefronts, townhome stoops and urban landscape that will accentuate the pedestrian experience of this
area. Careful attention has also been paid to the massing of the building to create an image depicted in
conceptual sketches found in the Stage 1 Planned Development approval. The Project would utilize
"Spanish Mission" style detailing that is prevalent in the Dublin area.
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To reduce the perceived building mass, 3 exterior finishes, manufactured stone veneer, stucco, and stucco
rustication lines, would be utilized. Architectural detailing on the residential portion of the building
would provide visual interest through the inclusion of wood louvers adjacent to windows, wood trellis'
and painted fiberglass awnings above windows, decorative railings for balconies, painted foam coping at
various horizontal breaks in the building facade, and stucco accents beneath the roof line. Alternate roof
types, hip, gable and flat would also be used to break up the massing of the building. Concrete roof tiles
would be used for hip and gable sections of the roof; painted wood fascia boards would be used on flat
areas. On the retail portions of the building, storefronts would have wood entries, fabric awnings,
aluminum storefronts, and a concrete base. The leasing office would include exterior wall sconces, wood
storefronts and metal awnings.
Landscaping and Fencing:
The preliminary landscape plan for the Project was prepared by The Guzzardo Partnership, Inc in
accordance with the Dublin Zoning Ordinance and the Dublin Transit Center Stage 1 Development Plan.
The proposed plant palette has been reviewed by the City's landscape architect and conditions of approval
have been applied to the project relating to landscaping (See Attachment 6).
The Project is proposed to have perimeter landscaping and streetscape plantings on all four sides as well
as two internal landscaped courtyards within the Project. The streetscape along Dublin Boulevard would
have accent trees along the private realm (behind the sidewalk) and 'Bloodgood' London Plane along the
public realm. Aristocrat Pears would line Iron Horse Parkway and London Planes would be planted on
the south side of the Project adjacent to the Village Green. A columnar street tree in a 24" box is
proposed along the North/South Driveway that adjoins the Project site and the adjacent Site B-1.
A variety of decorative paving is proposed throughout the Project. To accentuate the corners of Dublin
Boulevard/Iron Horse Parkway and Iron Horse ParkwayNillage Green, pedestrian unit pavers and paver
bands are proposed. Along Iron Horse Parkway would be pedestrian concrete paving with an integral
color and pedestrian unit paver bands. This area fronts the proposed retail portion of the Project and
provides a pedestrian feel to the streetscape. Five foot square tree grates frame the base of the Aristocrat
Pears along Iron Horse Parkway.
Vehicular concrete paving with integral coloring and a large grid score pattern is used throughout the
roadways serving Project site: at the entry to the parking garage along Iron Horse Parkway, at the entry to
the Village Green, and along the North/South Driveway. To demarcate a transition from two-way
vehicular traffic to one-way vehicular traffic along the North/South Driveway, the grid scoring is reduced
from a large grid to a medium size. This adds to a more pedestrian oriented feel for those stoop units
fronting the North/South Driveway.
There are two internal landscaped courtyards within the Project. The north courtyard includes a bocci ball
court, barbeque grill, and opportunities for seating and lounging around shaded grassy areas. The south
courtyard includes a pool and spa as well as direct access to the fitness center and club room. A variety of
shrubs and trees are used to provide privacy to the patios facing the courtyards and shade throughout
portions of the courtyards.
Sound Attenuation:
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A mItIgation measure contained in the Environmental Impact Report for the Dublin Transit Center
requires site specific acoustic reports to be prepared by qualified acoustical consultants. The report must
include detailed identification of noise exposure levels on the individual project site and a listing of
specific measures to reduce both interior and exterior noise levels to normally acceptable levels including
but not limited to glazing and ventilation systems, construction of noise barriers and use of buildings to
shield noise. As this project abuts Dublin Boulevard, a sound study will be required for compliance with
the mitigation measure and the project has been conditioned to reflect this requirement. Generally, normal
residential construction with upgraded windows can adequately attenuate vehicular noise for the interior
structures. However, exterior open space areas require special considerations when attenuation is
necessary. It is anticipated that several of the balconies facing Dublin Boulevard will require attenuation.
The normal method of accomplishing this is with the use of Plexiglas or tempered glass panels. The
Plexiglas or tempered glass panels allow for the residents views to be uninterrupted and provides for an
uninterrupted view ofthe project from off site.
Affordability:
The Dublin Transit Center Master Development Agreement between the City and the Alameda County
Surplus Property Authority was approved by the City Council in May of 2003 and set forth the
affordability requirements for the entire Transit Center project area. The Master Development Agreement
requires that the Transit Center Project comply with the provisions of the Inclusionary Zoning Ordinance
in effect at the time of Site Development Review approval. The Master Development Agreement also
permits all of the very low- and low-income units to be constructed on Site A-2. In accordance with the
terms of the Master Development Agreement, the Applicant is proposing to 10% of the 305 proposed
units as affordable to moderate-income households. The current Inclusionary Zoning Ordinance defines a
moderate-income household as one that earns between 80% and 120% of the area median income adjusted
for actual household size. The Ordinance also requires that the affordable units shall reflect the range of
numbers of bedrooms provided in the project as a whole, shall not be distinguished by exterior design,
construction or materials, and shall be reasonably dispersed throughout the Project. The Project proposes
to provide the required number of moderate income units (30) which will include a range of one-, two-,
and three-bedroom units which will be comparable in size, construction and materials as the market rate
units. For these reasons, the Project would comply with the Master Development Agreement and the
requirements of the Inclusionary Zoning Ordinance.
Tri Valley Visioning:
During the review of this project, Phil Erickson of Community Design + Architecture and his Staff met
with Planning Staff several times to discuss and review the plans submitted for the Site B-1 and B-2
projects. Their firm was contracted by East Bay Community Foundation through the Livable
Communities Initiative to prepare the "Transit Oriented Design Guidelines for the Dublin Transit
Center." Initial design consideration was given to the Guidelines and through review with Mr. Erickson
and his Staff, recommendations were incorporated into this Project.
Env"onmenroIRewew:
Pursuant to the California Environmental Quality Act, Staff has recommended that the project be found
exempt from CEQA pursuant to Government Code section 65457 which exempts residential projects that
are consistent with a specific plan from further environmental review. Additionally, the Project is within
the scope of the Final Environmental Impact Report for the Dublin Transit Center General Plan
Amendment, Eastern Dublin Specific Plan Amendment, Stage 1 Planned Development Zoning, Tentative
Parcel Map, and Development Agreement (SCH 2001120395) which was certified by City Council
Resolution No. 215-02 dated November 19,2002. This recommendation is based on a determination that
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there are no supplemental impacts that would require preparation of a Supplemental Environmental
Impact Report.
Noticing:
In accordance with State law, a public notice was mailed to all property owners and occupants within 300'
of the proposed project to advertise the project and the public hearing scheduled for November 9, 2004.
The public notice was also published in the Valley Times and posted at several locations throughout the
City.
CONCLUSION:
This application has been reviewed by applicable City departments and agencies and their comments have
been incorporated into the Project and the recommended conditions of Project approval. The proposed
Project is consistent with the Dublin General Plan and Eastern Dublin Specific Plan, and the Stage 1
Planned Development Zoning for the Dublin Transit Center and represents an appropriate project for the
site.
RECOMMENDATION:
Staff recommends that the Planning Commission open the Public Hearing and receive Staffs presentation;
take testimony from the Applicant and the Public; question Staff, the Applicant, and the Public; close the
Public Hearing and deliberate; and, adopt the following:
1. Adopt Resolution (Attachment 1) recommending City Council approval of P A 03-058 Dublin
Transit Center Site B-2, Avalon Bay Communities, Stage 2 Planned Development Rezoning, with
Development Plan attached as Exhibit A.
2. Adopt Resolution (Attachment 2) approving PA 03-058 Dublin Transit Center Site B Vesting
Tentative Tract Map 7525.
3. Adopt Resolution (Attachment 3) referring decision making authority and recommending City
Council approval of PA 03-058 Dublin Transit Center Site B-2, Avalon Bay Communities, Site
Development Review, with draft City Council Resolution attached as Exhibit A.
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GENERAL INFORMATION:
APPLICANT:
PROPERTY OWNER:
LOCATION:
ASSESSORS PARCEL
NUMBER:
EXISTING ZONING:
GENERAL PLAN
DESIGNATION:
SPECIFIC PLAN
DESIGNATION:
Steve Wilson/Nathan Hong
Avalon Bay Communities, Inc
400 Race Street, Suite 200
San Jose, CA 95126
Stuart Cook
Alameda County Surplus Property Authority
224 West Winton Avenue, Room 110
Hayward, CA 94544
Southwest corner of Dublin Boulevard and Iron Horse Parkway
Parcel 2 of Parcel Map 7395
986-0001-011
PD, Planned Development (PA 00-013)
High Density Residential
Eastern Dublin Specific Plan, High Density Residential
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