HomeMy WebLinkAboutAttachment 6 Findgs & Wrtn Stmt
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 a sound-attenuating
fire wall.
Findin s Statement
Avalon Dublin Transit Center - Lot 2
Retail space, and a leasing office are planned for a portion of the ground level east
side of the building fronting Iron Horse Parkway. 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
The indoor residential ancillary amenity spaces (clubhouse and fitness area) are
located on the east side of the building, and are accessed directly from either the
main entry lobby or pool courtyard.
Site Development Review -
Formal Submittal
Revised 9/22/04
The following responses relate directly to the specific questions listed under the
Findings Statement section of the City of Dublin's application for "Planned
Development Zoning District Stage 2 Development Plan and Site Development Review'
(SDR):
Vehicular Access/Circulation:
Vehicular access to the parking structure will be from Iron Horse Parkway and the
North-South Driveway, which will be constructed through the project site and run
perpendicular to Dublin Boulevard and the Village Green. The North-South
Driveway will be designated a two-way driveway at the south end and will become a
one-way only north bound driveway, with a right-out turn onto Dublin Boulevard.
Findinas Statement:
Describe how the proposal will be harmonious and compatible with the
existing and future development in the surrounding area.
a.
pedestrian access IS provided to all sides of the building
As stated earlier
Parkinq:
Site Lavout / Structure:
The 5-story residential structure is composed of various building sections linked
together architecturally, which wrap around the 6-level parking structure. Only one
portion of the building at the south end of the site facing the Village Green is a 4-
level structure with 10 town homes. Through this unique layout of the residential
units, 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. "Portals" in varying widths provide access from
adjacent public ways into either 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.
The Traffic and Parking Study dated January 21,2003 (prepared by Omni-Means)
suggests that 15% of the total unit count should be provided as guest parking.
Avalon Bay's standard for guest parking in the Bay Area typically does not exceed
10% of the number of residential units. (See attached Exhibit A). Exhibit B illustrates
that this project will have shared parking between guest and retail, which results in
varying percentages of guest parking throughout the day and evening between 12%
and 27%.
9 of the 4 round floor stalls located in the parkin araae will be desianated
as Emp/o ~ parkina with a time limit beyond 2 hrs. If additional employee
parking is necessary (not met with the 9 designated stalls) Avalon will issue
controlled parking permits allowing employees to park for longer than 2 hrs in any of
the public stalls located in the Public Parking area of the garage or on Iron Horse or
the Village Green.
Most units at the perimeter of the building (facing public ways) are either elevated
above the public way (between 1 to 5 feet) and/or screened from the public way with
landscaping, and/or set back from the public way so that they front the courtyards.
The main entry lobby to the residential portion of the structure is oriented towards
Iron Horse Parkway and accessed through one of these "portals". The site slopes
downward from north to south approximately 5 feet, but all residential finish floors
will be at the same elevation throughout the entire building. The units facing the
courtyard with the pool will be elevated approximately 2'-6" feet above the courtyard
elevation to help 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.
The parking structure will be hidden from ground level views on all 4 sides of the
structure The parking structure roof level will have railings at car height and pre-
2
- Lot 2 - Findings/Written Statement
Review - Avalon Dublin Transit
Site Development
- Lot 2 - FindingslWritten Statement
Site Development Review - Avalon Dublin Trans
to
For the convenience of the businesses along Iron Horse Parkway, 2 at-grade
parallel parking stalls will be designated as a load zone between the hours of 7 am
and 9 am.
How does this project satisfy the purpose and intent of Chapter 8.32 "Planned
Development" of the Municipal Code?
e.
the upper floors of
be located on
I
WI
s
Most residential assigned "second-car sta
the parking garage
tems A
A. Establish a Planned Development Zoning District through which one or more
properties are planned as a unit with development standards tailored to the site.
(8.32.010
8.32
Chapter
of
the purpose and intent
This project complies with
through H) as follows:
For security purposes, the parking garage gate on Iron Horse Parkway will open to
the public at 7 am and close when the last retailer/business closes (time to be
determined based on tenants). The parking garage gate on the North-South
Driveway will open to the public at 7 am and close at 12 am, but guest parking wi
be allowed in the garage overnight. Residents, Police and Fire Department will
have access to the parking garage at all hours
Parkin
The proposed use and overall design concept of this project are based on the
recommended and required development standards in the Stage 1 PD for the
Dublin Transit Center. Lots 1 and 2 will be developed through separate
ownership, but will maintain a cohesive relationship by providing similar uses
and architectural concepts/themes, and through the development of shared
vehicular/pedestrian access and public open space
flexibility and diversification in the development of property.
This project provides retail space, residential living units, and public and private
recreational spaces, creating a more useable and desirable physical environment
for this development as well as for future adjacent properties.
B. Provide maximum
,
,
t
Is the site physically suitable for the type and intensity of the zoning district
being proposed?
b.
proposed
The site is physically suitable for the type and intensity of development
Will the proposal adversely effect the health or safety of persons residing or
working in the vicinity, or be detrimental to the public health, safety and
welfare?
c.
The Dublin General
D. Protect the integrity and character of both residential and non-residential areas of
the City.
C. Maintain consistency with, and implement the provisions of,
Plan and applicable Specific Plans.
The proposed use and overall design concept of this project are based on the
recommended and required development standards in the Stage 1 PO for the
Dublin Transit Center.
The intent of this development of this project is to comply with governing
jurisdictional codes and ordinances. It is anticipated that the design, construction
and operation of this project will not create public health problems or unsafe living
environments
Is the proposal consistent with all elements of the General Plan and any
applicable Specific Plans of the City of Dublin?
d.
residential uses within a cohesive development
This project will provide retail and
as required by the Stage 1 PD.
The Avalon Dublin Transit Center proposal is a 5-story residential and retail
structure with 305 apartment units (269 flats and 36 town-homes), 15,389 sf of
ground-floor retail and management uses, and ancillary residential recreational
uses. wrapped around a mu Iti-story parking garage.
E. Encourage efficient use of land for preservation of sensitive environmental areas
such as open space areas and topographic features.
the
The 15,389 sf of ground floor retail use includes a 2,637 sf Leasing Office with
remaining retail uses to be determined at a later date.
the
The Village Green will be developed as part of this project in response to
need for public open space as stated in the Stage 1 PD.
The ancillary residential recreational uses include a swimming pool, spa, clubhouse
fitness center (non-public), outdoor "cucina", an exterior Bocce Sail court, and two
landscaped exterior courtyards with opportunities· for passive activities
4
2 - Findings/Written Statement
- Lot
Review - Avalon Dublin Transit
Site Development
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- Lot 2 - Findings/Written Statement
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Review - Avalon Dublin Trans
Site Development
F. Provide for effective development of public facilities and services for the site.
This project provides parking, retail space, residential living units, public and
private recreational spaces, which all create a more useable and desirable
physical environment for this development as well as for future adjacent
properties. The proposed public and private on/off-site parking, as well as the
vehicular connections between Dublin, Iron Horse and DeMarcus Blvd (created
through the development of the North-South Driveway and the Village Green), a
help to mitigate traffic quantity/circulation impacts.
Through the development of the Village Green, multiple retail spaces, and on-
and off-site parking/loading areas for retail and residential users, this project wi
effectively serve the short term and long terms needs of the public.
is compatible with
G. Encourage use of design features to achieve development that
the area
To ensure compliance with development regulations and the requirements of
zoning districts, including but not limited to, setbacks, heights, parking,
landscaping and fences, accessory structures, and signage.
c.
themes
The proposed density, setbacks, parking location/quantities, landscaping
and overall architectural design concept of this project are based on the
recommended and required development standards in the Stage 1 PD for the
Dublin Transit Center.
The architectural design of this project will be consistent with the urban character
desired for the Dublin Transit Center. This will be achieved with detailing of the
retail storefronts, townhorne 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 În the Stage 1 PD. This project also utilizes "Spanish Mission" style
detailing that is prevalent in the Dublin area
provide amenities beyond
H. Allow for creative and imaginative design that will
those expected in conventional developments.
To stabilize property values.
Through the development of retail, residential housing, parking, and
public/private open spaces, this project contributes to the stabilization of
property values.
D
This project provides housing within close proximity to major businesses and
transit lines and offers unique recreational opportunities to occupants of this
development, future occupants of adjacent properties, and to the general public
The intent of this project is to comply with governing jurisdictional codes and
ordinances. It is anticipated that the design, construction and operation of this
project will not create public health problems or unsafe living environments
E. To promote the general welfare.
I
recreational opportunities not only to
to future occupants of adjacent
The Village Green concept offers additiona
the occupants of this development but also
properties, and to the general public
How does this project satisfy the purpose and intent of Chapter 8.104
IISite Development Review" of the Municipal Code?
e.
104.020
(8
104
Chapter 8
of
This project complies with the purpose and intent
Items A through E) as follows
To promote orderly, attractive and harmonious site and structural development
compatible with individual site environmental constraints and compatible with
surrounding properties and neighborhoods.
A
End of Findings Statement
The architectural design of this project will be consistent with the urban character
desired for the Dublin Transit Center. This will 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 PD. This project also utilizes "Spanish Mission" style
detailing that is prevalent in the Dublin area
To resolve major project-related issues including, but not limited to, building
location, architectural and landscape design and theme: vehicular and
pedestrian access and on-site circulation, parking and traffic impacts.
B
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- Lot 2 - FindingslWritten Statement
Review - Avalon Dublin Transit
Site Development
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- Lot 2 - FindingslWritten Statement
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Dublin Trans
Review - Avalon
Site Development
8
the followin
b. Proposed Uses, including permitted, conditional, and accessory uses:
The following are permitted and conditional uses for this project:
- Lot 2 - Findings/Written Statement
mited to
Local servin retail uses includmq but not
Grocery Food Store
General Merchandise Store
Discount / warehouse Retail Store
Clothing/Fashion Store
Shoe Store
Home Furnishing Store
Office Supply Store
Home Appliance/Electronics Store
Home I mprovement Store
Music Store
Hobby/Special Interest Store
Gifts/Specialty Store
Jewelry and Cosmetic Store
Drug Store
Auto Parts Store
Toy Store
Book Store
Pet Supplies Store
Sporting Goods Store
Similar Uses that sell goods based on price and quality
but not
to
mited
Office
ncludin
Review - Avalon Dublin Transit
Office and Service estab
Bank/Savings and Loan
Real Estate/Title Office
Travel Agent
Legal
Accounting
Medical and Dental
Optometrist
Architect
Employment Agency
Hair/Beauty Salon
Cleaner and Dryer
Shoe Repair
Key Shop
Tailor
Athletic Club
Formal Wear/Rental
Other Administrative and Professiona
Technology Access Center
Tele-Commuting Center
shments
Site Development
2
1
7
The Avalon Dublin Transit Center -Lot 2 proposal is a 5-story residential and retai
structure with 305 apartment units (269 flats and 36 town-homes), 15,389 sf of
ground-floor retail and office uses, and ancillary residential recreational uses,
wrapped around a multi-story parking garage. This project also proposes the
development of the Village Green, and the North-South Driveway. The North-South
Driveway will be located between Lots 1 and 2, and will provide at-grade parallel
parking, a secondary vehicular access to the parking garage, and a right-out turn
onto eastbound Dublin Boulevard. At-grade parallel parking is also proposed along
Iron Horse Parkway and the Village Green.
As stated in the Stage 1 PD Specific Plan amendment for the Dublin Transit
Center dated October 2002, Site B is proposed to be designated for High-Density
Residential Development, characterized by apartment, loft, town-homes (on larger
projects) or condominium projects up to five stories in height, 15,000 sf of ancillary
retail use (encouraged along Iron Horse Parkway), and the Village Green, an open
grassy area on which local residents can enjoy passive recreational activities. The
Stage 1 PD also states that parking shall be primarily structured, either as podium
parking located underneath the building or as multi-level garages around which the
units are wrapped.
The following responses relate directly to the specific questions listed under the Written
Statement section of the City of Dublin's application for "Planned Development Zoning
District Stage 2 Development Plan and Site Development Review (SDR):
Specific approvals requested from the City of Dublin for this project include a
tentative tract map (to create Lots 1, 2 and 3), a development agreement and site
development application for Lot 2.
(if applicable)
- Lot 2 - Findings/Written Statement
Written Statement
Avalon Dublin Transit Center - Lot 2
Development Plan
Site Development Review -
Formal Submittal
Revised 9/22/04
Review - Avalon Dublin Transit
1
Statement of compatibility with Stage
District:
ment Zonin
Site Development
Written Statement:
Planned Develo
a.
Eatin drin
the followinq:
Restaurant (full-service, sit-down)
Restaurant (convenience Delicatessen. Bakery,
Shop)
Outdoor Seating
Wine or Liquor Bar with
Micro-Brewery
Nightclub
Indoor Movie Theater
Specialty Food
Video Arcade / Rentals
The
density of 47 units per acre (12.00 acres gross) or 70 units per acre (8.10 net).
Stage 1 PD also encourages development of 15,000 sf of ancillary retail space
along Iron Horse parkway. Lot 2 is rectangular in shape and contains a total of
3.57 net acres. Based on the 305 units proposed for Lot 2 in this project, there is a
net density of 85.4 units per acre
mited to
ce Cream Shop, Sandwich
not
but
ncludin
shments
estab
and entertainment
3
Development Regulations for lot areas, lot square footage per dwelling unit,
lot width and frontage, lot depth, setbacks, distances between buildings;
maximum lot coverage, common useable outdoor space, floor area ratios,
height limits, parking, driveways, loading areas, signage, grading standards,
and trash enclosures, accompanied by any necessary diagrams.
d.
License
On-Sale Liquor
Multi-familv residential and associated uses Includin
followina:
Accessory structures and uses
Home occupations (per Chapter 8.64)
Multi-family dwellings
Multi-story parking structure
Private recreation facility/sma
only
Rental/ Management
Buildina Setbacks
the following building setbacks are required and or
the
mited
but
the building face
PD
No setbacks required along Iron Horse Parkway
A 90'..6" setback from the center line of the Village Green to
A 15'-0" to 20'-0" setback along Dublin Boulevard.
PerfueS~ge1
Ͼmm~d~
·
·
·
to
not
4
Conditional Uses includin but not limited to. the followinq:
Community, Religious and Charitable Institutional Facilities
Public Facilities and Uses
Veterinary Office
Recycling Center
In-Patient and Out-Patient Health Facilities as Licensed by the State Department
of Health Services
Gas Station
Automobile Sales
Automobile Service
Hotel/Motel
Drive-Through Facilities, Including Restaurants, financial and automobile
services
Outdoor Food Vendors (By zoning Administrator)
the following setbacks
No setbacks along Iron Horse Parkway
A 90'-6" setback from the center line of the Village Green to the building face
A varying setback of 10'-0" to 40'-0" along Dublin Boulevard.
Center proposes
The Avalon Dublin Transit
·
·
·
use
association and/or tenant
homeowners'
(for
Office
5
, lot coverage
limits. The
for lot depth, width
ratios. and height
2.58 acres
entia
The Stage 1 PD does not specify requirements
(other than density described earlier), floor area
proposed project proposes the following
532' -0'
314' -0
Buildin
Buildin
Lot Co
Floor areas
·
·
·
·
north end of site
south end of site
mit:
Heiaht
.
Site area (gross and net), maximum densities for residential and non-
residential development by type, minimum densities where applicable for
compliance with the Dublin General Plan or applicable specific plans; and
maximum number of residential units by type and or maximum non-
residential square footage for each use.
c.
Lot 2 is located on the eastem side of Site B, west of Iron Horse Parkway, between
Dublin Boulevard to the north and the Village Green to the south. The maximum
number of units allowed for Site B per the Dublin Stage 1 PD is 565 units, or a
10
- Lot 2 - Findings/Written Statement
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Site Development
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- Lot 2 - Findings/Written Statement
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Site Development
you have or propose to have?
The Avalon Dublin Transit Center will have the following Avalon employees on site
(retail employee numbers will be determined at a later date)
How many employees will
b
1 community man
1 assistant community man
2 leasing consultants
1 senior maintenance manager
4 maintenance technicians
The architectural design of this project will be consistent with the urban character
desired for the Dublin Transit Center. This will be achieved with detailing of the
retail storefronts, town home 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 PD. This project also utilizes "Spanish Mission" style detailing that is
prevalent in the Dublin area.
standards, concepts and themes.
Area-wide and project-wide architectural
e.
Indicate how this project would be compatible with the Inclusionary
ZoningRegulations for the provisions of affordable housing. This statement
should supplement any statement regarding compliance with the Housing
Element of the General Plan.
f.
What the proposed hours and days of operation?
c.
Some level of on-site staffing for each building will be available 24 hours a day
The leasing office will be open to serve residents and the public with normal
business hours. Retail hours are dependent upon final tenant and will be
determined at a later date.
10% of its 305 units as affordable housing as
This project will provide a minimum of
prescribed in the Stage 1 PO.
Are there any ways in which your business, activity or use will have a
negative effect on the health or safety of persons residing or working in the
vicinity, or be detrimental to the public health, safety or general welfare?
d.
Is the site where the project ;s proposed located on a hazardous waste and
substances site (pursuant to Government Code Section 65962.5)?
g
The intent of this development of this project is to comply with governing
jurisdictional codes and ordinances. It is anticipated that the design, construction
and operation of this project will not create public health problems or unsafe living
environments
located on a hazardous waste and substances site
ment Review Statement
The site IS not
Site Develo
Describe how the design of the project including the site layout, structure,
vehicular access, circulation and parking etc will provide a desirable
environment for the future development.
e.
type of business, activity or use are you proposing?
The Avalon Dublin Transit Center proposal is a 5-story residential and retail
structure with 305 apartment units (269 flats and 36 town-homes), 15,389 sf of
ground-floor retail and office uses, and ancillary residential recreational uses
wrapped around a multi-story parking garage.
What
a.
The 5-story residential structure is composed of various building sections linked
together architecturally, which wrap around the 6-level parking structure. Only one
portion of the building at the south end of the site facing the Village Green is a 4-
level structure with 10 townhomes. Through this unique layout of the residential
units, 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. "Portals" in varying widths provide access from
adjacent public ways into either courtyards open to the sky, or intemal 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.
Site Lavout / Structure:
the
The ancillary residential recreational uses include a swimming pool, spa, clubhouse
fitness center (non-public), outdoor "cucina", an exterior Bocce Ball court, and two
landscaped exterior courtyards with opportunities for passive activities
The 15,389 sf of ground floor retail use includes a 2,637 sf Leasing Office with
remaining retail uses to be determined at a later date.
Most units at the perimeter of the building (facing public ways) are either elevated
above the public way (between 1 to 5 feet) and/or screened from the public way with
landscaping, and/or set back from the public way so that they front the courtyards
The main entry lobby to the residential portion of the structure is oriented towards
12
- Lot 2 - FindingslWritten Statement
Review - Avalon Dublin Transit
Site Development
11
- Lot 2 - FindingslWritten Statement
Review - Avalon Dublin Transit
Site Development
nated
r
i
Iron Horse Parkway and accessed through one of these "portals". The site slopes
downward from north to south approximately 5 feet, but all residential finish floors
will be at the same elevation throughout the entire building. The units facing the
courtyard with the pool will be elevated approximately 2' -6" feet above the courtyard
elevation to help 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.
n
For the convenience of the businesses along Iron Horse Parkway, 2 at-grade
parallel parking stalls will be designated as a load zone between the hours of 7 am
and 9 am.
be located on the upper floors of
WI
stalls'
Most residential assigned "second-car
the parking garage
The parking structure will be hidden from ground level views on all 4 sides of the
structure. The parking structure roof level will be open to the sky with railings at car
height. 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 a sound-attenuating fire wall.
For security purposes, the parking garage gate on Iron Horse Parkway will open to
the public at 7 am and close when the last retailer/business closes (time to be
determined based on tenants). The parking garage gate on the North-South
Driveway will open to the public at 7 am and close at 12 am, but guest parking wi
be allowed in the garage overnight. Residents, Police and Fire Department will
have access to the parking garage at all hours.
eration
Parkin
Retail space, and a leasing office are planned for a portion of the ground level east
side of the building fronting Iron Horse Parkway. 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
Is the site physically suitable for the type and intensity of development
proposed?
f.
The indoor residential ancillary amenity spaces (clubhouse and fitness area) are
located on the east side of the building, and are accessed directly from either the
main entry lobby or pool courtyard.
proposed
The site IS physically suitable for the type and intensity of development
g. Describe how the proposed development may impact views.
mpacted by this
be
wi
that
mmediate vicinity
the
There are no views In
development.
Vehicular access to the parking structure will be from Iron Horse Parkway and the
North-South Driveway which will be constructed through the project site and run
perpendicular to Dublin Boulevard and the Village Green. The North-South
Driveway will be designated a two-way driveway at the south end and will become a
one-way only north bound driveway, with a right-out tum onto Dublin Boulevard.
Vehicular Access/Circulation:
h. Describe the physical characteristics of the site including existing slopes and
topographic features and any proposed changes to these features.
pedestrian access is provided to all sides of the building
As stated earlier,
The site is vacant grassland with no existing structures or uses. The site has a
gradual slope downward from north to south of approximately 5 feet. Some fill wi
be required at the lower end of the site to provide consistent residential finish floor
levels throughout the building
Parkinq:
Describe the architectural design/theme of the development including
character, scale and quality of the design, and explain how the project will
relate to and be compatible with the existing site and the character of adjacent
buildings, neighborhoods and uses.
i
The architectural design of this project will be consistent with the urban character
desired for the Dublin Transit Center. This will 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
The Traffic and Parking Study dated January 21, 2003 (prepared by Omni-Means)
suggests that 15% of the total unit count should be provided as guest parking.
Avalon Bay's standard for guest parking in the Bay Area typically does not exceed
10% of the number of residential units. (See attached Exhibit A). Exhibit B illustrates
that this project will have shared parking between guest and retail, which results in
varying percentages of guest parking throughout the day and evening between 12%
and 27%.
14
2 - FindingslWritten Statement
Review - Avalon Dublin Transit - Lot
Site Development
3
- Lot 2 - FindingsNVritten Statement
Review - Avalon Dublin Transit
Site Development
EXHIBIT A: AVALON BAY NORTHERN CALIFORNIA COMMUNmES GUEST PARKING MATRIX
COMMUNITY ITOTAL PKG SPACES ~ #APTS ~ UUEST PKG SPACES f%1illEST
BLOSSOM HILL 379 324 .2 0 0%
CEDAR RIDGE 259 195 1.3 0 0%
CREEKSIDE 441 294 1.5 2 0.01%
DIAMOND HEIGHTS 155 154 I 0 0%
FOXCHASE P1 435 252 1.7 10 3%
FOXCHASE P2 231 144 1.6 5 3%
PARKS IDE 351 192 1.8 10 5%
PRUNEYARD 400 252 1.6 5 2%
RIVER OAKS 350 226 1.5 0 0%
CAMPBELL 454 348 1.3 0 0%
CUPERTINO 529 311 1.7 10 3%
DUBLIN 495 305 1.5 31 10%
FREMONT 892 443 2 10 2%
PACIFICA 329 220 .5 0 0%
ROSEWALK 705 456 .5 0 0%
COUNTRYBROOK 692 360 .9 15 4%
CROWNE RIDGE 396 254 .6 0 0%
FAIRWAY GLEN 245 144 .7 10 7%
SAN MARINO 439 248 .8 10 4%
WATER FORD 906 544 .7 10 1%
. GUEST PARKING IS SHOWN AS A PERCENTAGE
OF THE NUMBER OF UNITS
massing of the building to create an image depicted in conceptual sketches found in
the Stage 1 PD. This project also utilizes "Spanish Mission" style detailing that is
prevalent in the Dublin area.
to insure
Describe how the landscape features have been designed so as
visual relief and an attractive environment for the public.
j.
The landscape plan reinforces the urban design intent by creating a lively, 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 echoed in 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. Two central courtyards are provided with multiple pedestrian connections to the
public right of way linking the inner units to transit and to the pedestrian circulation network
The north courtyard provides the front yard to the open patio spaces as well as
opportunities for recreation. The southern courtyard includes the pool, spa and
connections to the fitness center and clubhouse. Both courtyards include shrub planting for
screening and framing of architectural elements and trees to provide a human scale to the
areas. The Village Green provides a regional open space 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.
End of Written Statement
15
- Lot 2 - Findings/Written Statement
Review - Avalon Dublin Transit
Development
Site
ACCESSIBLE STALLS FOR GARAGE RETAIL PARKING
TIMES RETAIL STALLS ACCESSIBLE STALLS REQUIRED ACCESSIBLE STALLS PROVIDED
7 AM TO 6 PM 11 STALLS 1 STALL 1 STALL
6 PM T012 AM 7 STALLS 1 STALL 1 STALL
12AMT07AM o STALLS N/A N/A
9/22/04
AVALON DUBLIN TRANSIT CENTER PROPOSED PARKING MATRIX
PARKING REQUIREMENTS
TYPE RATIO TOTAL
RETAIL 15,389 SF (a) 1/333 46
RESIDENTIAL 305 UNITS @ 1.5 PER UNIT 458
TOTAL STALLS REQUIRED 504
EXHIBIT B
ACCESSIBLE STALLS FOR GARAGE GUEST PARKING
TIMES GUEST STALLS ACCESSIBLE STALLS REQUIRED ACCESSIBLE STALLS PROVIDED
7 AM TO 6 PM 31 STALLS 2 STALLS 2 STALLS
6PMT012AM 35 STALLS 2 STALLS 2 STALLS
12AMT07AM 51 STALLS 3 STALLS 2 STALLS
PROPOSED GUEST PARKING % FOR ENTIRE SITE (LONG/SHORT)
TIMES STALLS PERCENTAGE OF TOTAL UNIT COUNT
7 AM TO 6 PM 37 STALLS 12%
6 PM TO 12AM 52 STALLS 17%
12AM TO 7 AM 83 STALLS 27%
PARKING PROVIDED
TYPE TOTAL
RETAIL and/or GUEST (in GaraQe, Iron Horse or Village Green) 75
EMPLOYEE (in Garage) 9
RESIDENTIAL (in Garage, or North-South Driveway) 460
TOTAL STALLS REQUIRED 544
PROPOSED PARKING BREAKDOWN (GARAGE AND STREET)
RESIDENTIAL GUEST SHORT W/ 2 HR TIME LIMITS" GUEST LONG" GENERAL RETAIL W/2 HR TIME LIMIT* EMPLOYEE RETAIL"
1 ST ASSIGNED 2ND ASSIGNED 7amto6pm 6 pm to 12 am 12 am to 7 am 7 am to 6 pm 6 pm to 12 am 12 am to 7 am 7amto6pm 6 pm to 12 am 12 am to 7 am 7amto6pm 6 pm to 12 am 12amto7am
GARAGE
PUBLIC GROUND FLOOR TIER 27 31 47 11 7 0 9 9 0
SECOND TIER 81
THIRD TIER 82
FOURTH TIER 82
FIFTH TIER 60 23
SIXTH TIER 80
ROOF TIER 48 4 4 4
SUBTOTAL GARAGE 506
STREET
N-S DWY IN. OF EXIT) 6 6 6
N-S DWY (S. OF EXIT) 4
VILLAGE GREEN 0 11 11 11 0 0
IRON HORSE 0 0 16 16 16 0
SUBTOTAL STREET 37
TOTAL PROJECT STALLS 543 305 155 27 42 74 10 10 10 38 23 0 9 9 0
SUPERCEDED BY 3arage after normal business hours.
,r guest or retail. Employee parking is marked reserved between 7 am and 12 am
SHEET AIO.03 y 12 am).
(PARKING DIAGRAM) ing frequency of use throughout the day, and that guest and retail stalls are shared.
1
2.
3.
ì
EXHIBIT C: AVALON DUBLIN TRANSIT CENTER PROPOSED UNIT MATRIX 9/22/2004
PLAN NO. OF UNITS SQUARE FEEET BEDROOMS BATHROOMS WID IN UNIT
STUDIO 20 522 SF TO 644 SF STUDIO 1 YES
1 BEDROOM FLAT 123 681 SF TO 877 SF 1 1 YES
2 BEDROOM FLAT 112 1048 SF TO 1315 SF 2 10R2 YES
3 BEDROOM FLAT 14 1265 SF TO 1471 SF 3 2 YES
1 BEDROOM TH 12 877 SF TO 882 SF 1 1.5 YES
2 BEDROOM TH 14 1182 SF TO 1364 SF 2 2.5 YES
3 BEDROOM TH 10 1655 SF TO 1678 SF 3 3 YES
TOTALS 305