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HomeMy WebLinkAboutAttachment 1 Reso CC appv03-058RESOLUTION NO. 04- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING CITY COUNCIL ADOPTION OF STAGE 2 PLANNED DEVELOPMENT ZONING FOR PA 03-058 DUBLIN TRANSIT CENTER SITE B-2 (AVALON BAY COMMUNITIES) LOCATED AT THE SOUTHWEST CORNER OF DUBLIN BOULEVARD AND IRON HORSE PARKWAY (APN 986-0001-011-00) WHEREAS, the Applicant, Avalon Bay Communities, has requested approval of Stage 2 Planned Development Zoning for PA 03-058, Dublin Transit Center Site B-2, for the construction of a 305-unit apartment community with 15,000+ square feet of retail on approximately +3.57 acres of land, located on a portion of Site B of the Dublin Transit Center, within the Eastern Dublin Specific Plan, at the southwest corner of Dublin Boulevard and Iron Horse Parkway; and WHEREAS, the Applicant has submitted a complete application for Stage 2 Planned Development Zoning for the construction of a 305-unit apartment community with 15,000+_ square feet of retail which is available and on file in the Planning Division; and WHEREAS, the Applicant has submitted project plans in conjunction with the requested entitlement dated October 25, 2004 and a Stage 2 Development Plan; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, Pursuant to the California Environmental Quality Act, Staff has recommended that the project be found exempt from CEQA pursuant to Government Code section 65457 for residential projects that are consistent with a specific plan. 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 (SCI-I 2001120395) which was certified by City Council Resolution No. 215-02 dated November 19, 2002. This recommendation is based on a determination that there are no supplemental impacts that would require preparation of a Supplemental EIR; and WHEREAS, a public hearing was scheduled before the Planning Commission on November 9, 2004; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted to the Planning Commission describing the project and outlining the issues surrounding the request; and WHEREAS, the Planning Commission did hold a public hearing on said project application on November 9, 2004; and IITfACHMENT ~ WHEREAS, the Planning Commission did use its independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth; and NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding said Stage 2 Planned Development Zoning: A. The proposed amendment will be harmonious and compatible with existing and potential development in surrounding areas. B. The subject site is physically suitable for the type and intensity of the zoning district being proposed. C. The proposed amendment will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety, and welfare. D. The proposed amendment is consistent with the Dublin General Plan and Eastern Dublin Specific Plan. E. The proposed Planned Development Zoning District meets the purpose and intent of Chapter 8.32 Planned Development Zoning District of the Dublin Zoning Ordinance. F. Development under the Planned District Development Plan will be harmonious and compatible with existing and future development in the surrounding area. BE IT FURTHER RESOLVED that the Planning Commission does hereby recommend that the City Council approve the Stage 2 Planned Development Zoning in substantially the form attached as Exhibit A for PA 03-058 Dublin Transit Center Site B-2 (Avalon Bay Communities). PASSED, APPROVED AND ADOPTED this 9~h day of November 2004. AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Planning Manager 2 Stage 2 Development Plan Stage 2 Planning Development Zoning District (PA 03-058) Dublin Transit Center Site B-2 Avalon Bay Communities (portion of APN 986-0001-011-00) This is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for Dublin Transit Center Site B-2, located at the southwest corner of Dublin Boulevard and Iron Horse Parkway. This Development Plan meets all of the requirements for Stage 2 Planned Development review of the project. This Development Plan includes Site, Architectural, Circulation, and other plans and exhibits prepared by GGLO, dated October 25, 2004, and Landscape Plans prepared by The Guzzardo Partnership Inc., dated October 25, 2004, referred to as Project Plans labeled as Attachment to the December 7, 2004 City Council Agenda Statement, stamped approved and on file in the Planning Department. The Planned Development District allows the flexibility needed to encourage innovative development while ensuring that the goals, policies and action programs of the General Plan, Eastern Dublin Specific Plan, and provisions of Section 8.32, Planning Development Zoning District of the Zoning Ordinance are satisfied. The Stage 2 Planned Development Zoning District Development Plan meets the requirements of Section 8.32.040.B of the Zoning Ordinance and consists of the following: 1. Zoning 2. Permitted Uses 3. Conditional Uses 4. Temporary Uses 5. Accessory Uses 6. Dublin Zoning Ordinance -Applicable Requirements 7. Density & Affordability 8. Development Regulations 9. Parking/Garage and Loading 10. Site Plan and Architecture 11. Preliminary Landscape Plan 12. Compliance with Stage 2 Planned Development Plans Stake 2 Planned Development Zoning_District Development Plan 1. Zoning PD, Planned Development Zoning District. This is aHigh-Density Residential Zoning District which provides for high- density residential uses and ancillary commercial. 2. Permitted Uses Permitted uses shall be as adopted by Ordinance 21-02, the Dublin Transit Center Stage 1 Planned Development Zoning Development Plan (PA 00-013) and are as follows: EXHIBIT A PD, Planned Development Zoning District PA 03-0~8 Dublin Transit Center Site B-2 High-Density Residential Uses (Site B-2) Accessory Structures and Uses (See below) Ancillary Retail and Service Uses (See below) Community Care Facility/Small Home Occupations (per Chapter 8.64 of the Dublin Zoning Ordinance) Multi-Family Dwelling Parking Garage Private Recreation Facility (for homeowner's association and/or tenant's use) Small Family Daycare/Home Eating Drinkin;; and Entertainment Establishments including, but not limited to: Bagel Shop Cafe Coffee House Delicatessen Ice Cream/Yogurt Micro-Brewery Outdoor Seating Restaurant (serving alcohol permitted, no drive-thru's allowed) Theater -Indoor (dinner, movie, live play, etc.) Local-Serving Retail Uses including, but not limited to: Art Gallery/Supply Store Auto Parts Bakery Bicycle Shop Book Store Clothing Store Computers/Electronic Equipment Drug Store Florist/Plant Shop Gift Shop Hardware Hobby Shop Home Appliances Jewelry Store Liquor Store Music Store Newspapers and Magazines Paint, Glass and Wallpaper Store Parking Lot/Garage -Commercial Party Supplies Pet Store and Supplies Photographic Supply Store Picture Framing Shop Shoe Store Specialty Food Store/Grocery/Supermarket -including meat, fish, wine, candy, health food, etc. 2 PU, Planned Development Zoning District PA 03-058 Dublin Transit Center Site B-2 Local-Serving Retail Uses including, but not limited to (continued): Specialty Goods -including cooking supplies, housewares, linen, window coverings, chinalglassware, etc. Sporting Goods Stationary/Office Supplies Toy Store Variety Store Video Store Local Serving Service Uses including, but not limited to: Automatic Teller Machines (ATM) Bank, Savings and Loan, and other financial institutions Barber/Beauty Shop/Nail Salon Copying and Printing Dry Cleaner (no plant on premises) Laundromat Locksmith Medical Clinic Photographic Studio Professional Offices, including: accounting, architectural, dental, engineering, legal, medical, optometry, etc. Photographic Studio Real Estate/Title Office Shoe Repair Tailor Travel Agency Watch and Clock Repair 3. Conditional Uses Conditional uses shall be as adopted by Ordinance 21-02, the Dublin Transit Center Stage Planned Development Zoning Development Plan (PA 00-013) and are as follows: Conditional Uses (the following would need to be approved by the Planning Commission): Bar Community Care Facility/Large Day Care Center Hospital/Medical Center Nightclub Religious Facility School/Private PD. Planned Development Zoning District PA 03-058 Dublin Transit Center Site B-2 4. Temporary Uses Temporary uses shall be as adopted by Ordinance 21-02, the Dublin Transit Center Stage 1 Planned Development Zoning Development Plan (PA 00-013) and are as follows: Temporar~_ Sales Office/Model Home Complex/Rental Office Temporary Construction Trailer 5. Accessory Uses Accessory uses shall be as adopted by Ordinance 21-02, the Dublin Transit Center Stage 1 Planned Development Zoning Development Plan (PA 00-013) and the Dublin Zoning Ordinance. 6. Dublin Zoning Ordinance -Applicable Requirements Except as specifically modified by the provisions of this PD, Planned Development Zoning District Development Plan, all applicable general requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in this PD, Planned Development Zoning District Development Plan. 7. Density & Affordability Site Area: f3.57 acres (net) Density: 70 dwelling units per acre (net) as distributed within Dublin Transit Center Site B Number of Units: 305 dwelling units Unit Types: Studio: 20 units Apartment/Flat: 249 units Townhouse (walk-up): 36 units Apartment Type Apartment Plan No. of Units Unit size (nets uare foota e Bathrooms Studio Flat S1, S2 & S3 20 522 sf-644 sf 1 1 Bedroom Flat Al, AH1S, A53, A53.1, A53.2, A55.1 & A55.2 121 681 sf- 835 sf 1 1 Bedroom Flat + den A2 2 877 sf 1 2 Bedroom Flat B2, B2.1, B2.2, B2.3, B2.5, B2.6, B3 & B4 112 1,048 sf- 1,315 sf 2 3 Bedroom Flat C2.1, C2.2, C2.3 & C3 14 1,048 sf- 1,471 sf 2 or2.5 1 Bedroom Townhouse TH1, TH1.2 & TH2 12 877 sf- 1,364 sf 1.5 2 Bedroom Townhouse TH2.1 14 1,182 sf 2.5 3 Bedroom Townhouse TH7.1 & TH7.2 10 1,655 sf- 1,847 sf 3 Total: 305 Note: All units are equipped to accommodate a washer and dryer. 4 PD, Planned Development Zoning District PA 03-Oi8 Dublin Transit Center Si[e B-2 iT.,.+ Affnrrlohility• 10% re wired ~ Studio 1 Bedroom 2 Bedrooms 3 Bedrooms Total Moderate 2 units 13 units 12 units 3 units 30 units 80% or 120% Note: The location of each attordable umt >s to be determ>nea by ~:ommumty lievetopment Director who may designate this task to the Housing Specialist. 8. Development Regulations Unless otherwise stated below, all development regulations in this Stage 2 Planned Development Zoning District are subject to the requirements of the R-M and comparable Commercial Zoning Districts. _Develo ment Standard Multi-Famil Resid`entiaVAncilla Commercial Lot Area: +3.57 acres (net) Lot Dimensions: irregularly shaped at its widest oint Lot Width: 157 feet along Dublin Boulevard Lot Depth: 499 feet along Iron Horse Parkway Setbacks: 15 - 40 feet (varies) along Dublin Boulevard none re wired along Iron Horse Parkway 90.5 feet from the center line of the Villa e Green none required along north-sotrth driveway Hei ht Limits: Residential/Commercial Structure 5 stories over parking 62 feet - 5 inches highest on south side Parking Structure 5 '/2 stories 6 levels above half a level of subterranean parking Re wired Parkin 1.5 spaces er dwelling unit (see discussion) 3 spaces er 1,000 sf of commercial use Residential 458 spaces Commercial 47 spaces Total Parking re wired 505 s aces Lot Covera e: 72% 9. Parking/Garage and Loading A total of 543 parking stalls, either in the parking structure or on the street will be provided with the project. The parking structure will be able to accommodate 506 spaces. Primary access to the parking structure will be located from Iron Horse Parkway on the east side of the project. A secondary vehicular entrance/exit available from north-south driveway located between Sites B-1 and B-2 (west side of the project site). The additional 37 spaces will be provided as parallel parking along the surrounding streets -Iron Horse Parkway to the east, the north-south driveway to the west, and the street abutting the Village Green to the south. 5 PD. Planned Development Zoning District PA 03-Oi8 Dublin Transit Center Site B-2 Based on recommendations from a parking analysis conducted for the project (see Omni- Means dated January 1, 2003), the amount of ground level commercial parking and residential guest parking will vary during the peak hours of the day. Therefore, a shared parking program will be employed which results in varying percentages and the redesignation of spaces throughout the day and evening for commercial customers and residential guests. The standards are described as follows: Residential Parkin • All Residential units will be assigned at least one space in the parking structure. • Residential "second-assigned spaces" will be assigned to the upper levels of the parking structure. • Sixty-five ground level and on-street spaces will be designated as shared parking with the retail uses between lam and 12am. After 6 p.m., all ground floor parking within the structure will be designated for residential guest parking. Commercial Parking/Loading • During the hours of 7 a.m. and 6 p.m., commercial customer parking will be located on the surrounding streets. • Nine of the 47 ground floor spaces in the parking structure will be designated as employee parking with a time limit beyond 2 hours. If additional employee parking is necessary (exceeding the 9 designated spaces), the project management will issue controlled parking permits allowing employees to park for longer than 2 hours in any of the public spaces located in the guest parking area of the structure, on Iron Horse Parkway, or along the Village Green. • Two street side parallel parking spaces on Iron Horse Parkway will be designated as a commercial load zone between the hours of 7 a.m. and 9 a.m. Security • For security purposes, the parking structure gate on Iron Horse Parkway will open to the public at 7 a.m. and close when the last retailer/business closes (time to be determined based on tenants). • The parking structure gate on the north-south driveway will open to the public at 7 a.m. and close at 12 a.m. However, overnight residential guest parking will be permitted. • Residents, Police, and Fire Department will have 24-hour access to the parking garage. Parking/Garage and Loading shall be provided in accordance with the Dublin Zoning Ordinance standards and regulations, except as stated herein and as shown otherwise on the plans and exhibits prepared by GGLO, dated received October 13, 2004 or August 23, 2004, and Landscape Plans prepared by The Guzzardo Partnership Inc., dated October 13, 2004 or 16 August 2004. referred to as Project Plans labeled Exhibit A to the December 9, 2004 CitX Council. Staff Report, stamped approved and on file in the Planning Department. The minimum number of parking spaces shall be provided in accordance with Section 8 above. 6 PD. Planned Development Zoning District PA 03-0~8 Dublin Transit Center Site B-2 10. Site Plan and Architecture This Development Plan applies to approximately X3.57 net acres on the southwest corner of Dublin Boulevard and Iron Horse Parkway. The site slopes approximately 5 feet from north to south. However, all residential finish floors will be at the same elevation throughout the building. The project is comprised of residential uses with ancillary or neighborhood-serving commercial uses: Residential: A total of 305 residential apartments would be built within a 5-story structure. So as to prevent the parking structure from becoming a focal element, the building sections are linked together architecturally to wrap the six levels of structured parking. A 4-story row of 10 townhouses faces the Village Green at the south end of the project. Exterior decks along the rear portion of these units overlook one of two common area landscaped exterior recreational courtyards. The site layout provides for 2 large courtyards enclosed on a114 sides by the residential units and open to the sky. The northerly courtyard serves as the front yard to the open patio spaces as well as opportunities for recreation. It includes an outdoor "cucina" or barbecue area, an exterior Bocce Ball court, and two landscaped spaces with opportunities for passive activities. The southerly courtyard includes the pool, spa, and connections to the fitness center and clubhouse for exclusive use by the residents. Both courtyards include shrub planting for screening and framing of architectural elements and trees to provide a human scale. Attached to the parking structure and facing one of the courtyards, the main building lobby, pool courtyard, and enclosed residential recreational spaces (clubhouse and fitness area) would be accessed from a ground level entrance portal along Iron Horse Parkway. Pedestrian access is provided via portals on all sides of the building. With the exception of the Dublin Boulevard frontage, ground level units along the building perimeter will be provided with stoop entries elevated from 1 to 5 feet above the public way and tied directly to the sidewalk. They would be screened from the public way with landscaping or set back and separated from the public way by front courtyards. The units facing the courtyard with the pool will be elevated approximately 2'-6" feet above the courtyard to create an effective buffer between those uses. Courtyards with passive recreational opportunities will be located approximately 6" to 1'-0" below the residential finish floor elevations. All of the units will have balconies, decks, or patios. Ancillary Commercial: Approximately 15,389 square feet of ancillary, neighborhood- serving commercial uses are allowed for development at the ground level along Iron Horse Parkway on the east side of the project. This space will include the leasing office for the residential portion of the project. Residents and guests will have access to the leasing office from either the public way, from the pool courtyard, or from the ground- level parking garage. Access to the retail areas will be from the public way, or from the ground-level parking garage. Parking Structure: A six-level parking structure will be located in the center of the project and wrapped by the residential units so that it is hidden on all four sides. Half of the ground level will be at grade at one end of the project and subterranean at the other end. The sixth level will be roof deck parking with railings at car height and pre- 7 PD, Planned Development Zoning District PA 03-058 Dublin 'Cransit Center Site B-2 fabricated car ports. Residents will have direct access to the parking structure from residential corridors at levels 1 through 5 of the building. The corridor adjacent to the parking garage will be separated from the parking garage by around-attenuating fire wall. Vehicular access to the parking structure will be from Iron Horse Parkway and the north-south driveway along the westerly side of the site. Spaces assigned for guest and commercial use will be subject to a shared parking arrangement discussed below. The site layout and architectural design of this project will be consistent with the urban lifestyle and character of mixed uses planned for the Dublin Transit Center. The detailing of the retail storefronts, townhouse stoops, and urban landscape will accentuate enhanced pedestrian circulation and scale of this area. Attention has been paid to the massing of the building to reflect the image depicted in conceptual sketches found in the Stage 1 Development Plan. The architectural style is described by the project proponent as "Spanish Mission" with detailing reflective of styles that are prevalent in the City of Dublin. Exterior articulation and color palette area aimed at minimizing visual mass and scale. Roof lines are low-pitched hip roofs with concrete mission tiles. This material also is used on canopy or shed roof covers over townhouse stoops and some retail entrances. Exterior materials include cast stone veneer along the base and entries. Scored plaster and painted stucco finishes are used on the upper stories. The project has two main entries and several secondary entries. An entry courtyard marked by a pedestrian portal and low staircase is located on the Dublin Boulevard frontage. The main lobby entrance is accessed from Iron Horse Parkway. Secondary entrance portals leading to internal courtyards, corridors and/or elevator and stair platforms are positioned on other sides or ends of the building. As with the primary entrance portals, the secondary entrance portals would be demarcated by archways of cast stone veneer clearly visible from public way. See attached plans and building elevations prepared by GGLO, labeled Exhibit A dated received October 13, 2004 or August 23, 2004, and Landscape Plans prepared by The Guzzardo Partnership Inc., dated October 13, 2004 or 16 August 2004, referred to as Project Plans labeled Exhibit A to the December 9, 2Q4~ City Council Staff Report, stamped approved and on file in the Planning Department. Any modifications to the project shall be substantially consistent with these plans and of equal or superior materials and design quality. 11. Preliminary Landscape Plan The landscape plan reinforces the urban design intent by creating a pedestrian oriented perimeter with generous sidewalks, street tree planting, and enhanced paving patterns at key elements. Foreground planting frames the front entry stoops and anchors the privacy wall along Dublin Boulevard. This wall is reflected in the portal walls on the north-south driveway. The European plaza concept is realized on the north-south driveway with the inclusion of special paving patterns and pedestrian scaled street trees and pole lights. The Village Green will be developed as part of this project in response to the need for public open space as stated in the Stage 1 Development Plan. 8 PD. Planned Development Zoning District PA 03-058 Dublin Transit Center Site B-2 The Village Green provides open space to serve the Transit Center community with room for active play, gardens, and seating areas. The Village Green is linked to the north-south driveway and Iron Horse Parkway via pedestrian paving patterns and plazas flanked by accent trees on each end. The edge of the Village Green is delineated with sidewalks and street trees around the perimeter. See plans (Sheets L-1 through L-4) prepared by The Guzzardo Partnership Inc., dated received October ?, 2004' referred to as Project Plans labeled Exhibit A to the December 7, 2004 City Council Staff Report, stamped approved and on file in the Planning Department. 12. Compliance with Stage 2 Planned Development Plans The project shall substantially comply with the project plans and exhibits prepared by GGLO, dated and details received October ?, 2004, and Landscape Plans prepared by The Guzzardo Partnership Inc., dated October `~, 2004, referred to as Project Plans labeled Exhibit A to the December 7, 2004 City Council Staff Report, stamped approved and on file in the Planning Department. Such project plans are incorporated by reference. Any modifications to the project shall be substantially consistent with these plans and of equal or superior materials and design quality. 9