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HomeMy WebLinkAbout03-058 Dubln TrnstCtr Site B-1 AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: November 9, 2004 SUBJECT: A TT ACHMENTS: 1. RECOMMENDATION: 1. 2. 3. 4. 5. PROJECT DESCRIPTION: PUBLIC HEARING: PA 03-058 Dublin Transit Center Site B-1, Elan at Dublin Station by D. R. Horton, Inc., Stage 2 Planned Development Zoning, Site Development Review. rvÝ..- Report Prepared by Mike Porto, Consulting Planner ' ~ 2. Resolution recommending City Council approval of PA 03-058 Dublin Transit Center Site B-1, Elan at Dublin Station, Stage 2 Planned Development Zoning with Development Plan, attached as Exhibit A Resolution referring decision making authority and recommending City Council approval of P A 03-058 Dublin Transit Center Site B-1 D.R. Horton Inc., Site Development Review, with draft City Council Resolution attached as Exhibit A Project Plans 3. 6. Open Public Hearing and receive Staff presentation. Take testimony from the Applicant and Public. Question Staff, Applicant, and Public. Close Public Hearing and deliberate. Adopt Resolution (Attachment 1) recommending City Council approval of PA 03-058 Dublin Transit Center Site B-1, Elan at Dublin Station, Stage 2 Planned Development Zoning, with Development Plan attached as Exhibit A. Adopt Resolution (Attachment 2) referring decision making authority and recommending City Council approval of P A 03-058 Dublin Transit Center Site B-1, Elan at Dublin Station Site Development Review. The Dublin Transit Center project area is located generally within the area of the Iron Horse Trail to the West, Dublin Boulevard to the North, Arnold Road to the East, and the 1-580 Freeway to the South. The Dublin/Pleasanton Bay Area Rapid Transit (BART) Station is located within the Transit Center project area along the north side of 1-580. In December 2002, the City Council adopted Resolution 216-02 approving a General Plan/Eastern Dublin Specific Plan Amendment which added the Transit Center project area to the Eastern Dublin Specific Plan area and established the approved land uses for the future development. The project also included Stage 1 Planned Development Zoning approved by Ordinance 21-02 and Tentative Parcel Map 7892 approved by Planning Commission Resolution 02-40. Project approval was accompanied by a Master Development Agreement adopted by Ordinance 5-03 in May 2003. ---------------------------------------------------------------------------------------------------------- COPIES TO: Applicant/Property Owner ITEM No.1: 3 g:\pa#\2003\03-058 transit center b\dr hortonlroberta\dub-(rev)pcsr-horton _ 2004-oct-26.doc The Dublin Transit Center project area allows for 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 permitted at street level on Sites B through E. Open space will be provided in the form of a 12.20 gross acre park located on Site F and a I-acre Village Green located between Sites B and C. The Transit Center project area also includes 8.65 gross acres of publicI semi-public uses including the future BART parking garage, Pacific Gas & Electric (PG&E) substation, and surface BART parking. The proposed project for Dublin Transit Center Site B-1, named by the developer as Elan at Dublin Station, is part of an 8.84-net acre area designated as Site B (shown as 8.10 net acres on the Stage 1 P.D.) with the initial Transit Center approval. Site B is bound by Dublin Boulevard on the north, the Village Green on the south, DeMarcus Boulevard on the west, and Iron Horse Parkway on the east. The Stage 1 Planned Development Zoning identified Site B with a maximum density of 70 units per acre (or a maximum of 565 residential units) for the 8.10 acre site. The current configuration shows net acreage for Site B as 8.84 acres. Under two currently submitted applications, Site B is proposed to be divided into three lots by Vesting Tentative Parcel Map No. 7525, as follows: Lot 2 Site B-2 3.57 acres Site B-3 2.14 acres 8.84 acres 305 units Lot 3 Total o units 562 units Site B-1, located along the westerly side of Site B adjacent to DeMarcus Boulevard, is separated from Site B-2 by a north-south private access street or driveway located mid-way between DeMarcus Boulevard and Iron Horse Parkway. The site is nearly flat, but slopes approximately 5 feet in elevation from the north to south. Site B-2, also part of P A 03-058, is part of a separate application being reviewed on a parallel track with this application. Like other sites within the Dublin Transit Center, the underlying property owner and primary Applicant (Avalon Bay) is the Alameda County Surplus Property Authority (ACSP A). The ACSP A is in the process of disposing the property through marketing for development according to the adopted plan. The three lots comprising Site B represent the net area and basis for calculating the maximum units allowed and for evaluating the proposed density in terms of the approved Stage 1 Planned Development zoning. Site B-1 is proposed to be developed with two multi-story structures housing 257 for-sale units in the form of 231 condominium flats or multi-level walk-ups in one building. The second building is proposed for 26 multi-level townhouses condominiums. The planning actions currently requested include a Stage 2 Planned Development Rezoning, and Site Development Review. Site B-2 lies east of Site B-1, and the two are separated by a north-south private access driveway which is a portion of Lot 3. Site B-2 is proposed for a 305-unit apartment (rental) project with ancillary retail referred to as Avalon Bay. The acreage included in Lot 3 (2.14 net acres) would be used as the Village Green open space area abutting the southerly boundaries of both Sites B-1 and B-2 and the north-south driveway between Sites B-1 and B-2. The 562 residential units that would result from the approval of both applications averages approximately 64 units per acre which is within the maximum density of 70 2 units per acre permitted by the previously approved Stage 1 Development Plan. Both projects would be subject to compliance with the City's Inclusionary Zoning Ordinance for provision of affordable housing. The properties adjacent to the project site currently are vacant. However, a multi-family residential project has been approved, but not yet constructed for Site A-I west of Site B-1 across DeMarcus Boulevard to the west. Certain properties south of the project site currently are used as a surface parking lot for BART Station commuters and as a PG&E substation. Land use designations surrounding the project site include, future high density residential to the west, and south. The Camp Parks Reserve Forces Training Area (Parks RFTA) north of the project across Dublin Boulevard is proposed to remain in its current government use for the time being. To the east across Ironhorse Parkway, Site E-1 is proposed to be developed for Campus Office use with complementary ground floor retail development. ANALYSIS: Site B-1 will be created by from Vesting Tentative Parcel Map No. 7525 recently proposed with the Stage 2 Planned Development Rezoning and Site Development Plan for Site B-2. The Site Development Review for Site B-1 is subject to review by the Planning Commission which, also would review the proposed subdivision for condominium purposes (as a part of the Parcel Map being processed with the Avalon bay project), and make a recommendation to the City Council on the Stage 2 Planned Development Rezoning. Due to policy implications, unique or unusual circumstances, and the magnitude of the Dublin Transit Center project, the Planning Staff is proposing that the Planning Commission refer the decision-making authority on P A 03-058 to the City Council in accordance with Dublin Zoning Ordinance, Chapter 8.96.020.C.3. This referral will be accompanied by Planning Commission recommendations. The Stage 2 Planned Development Zoning requires adoption of an Ordinance and two public hearings before the City Council. City Council approval of the Site Development Review for Site B-1 typically approved by the Planning Commission would be based on approval of the Stage 2 Planned Development. The final subdivision map is subject to State and Local Subdivision Regulations, including approval by the City Engineer. Site Development Review Site Plan: The Site Development Plan for Site B-1 proposes two multi-story buildings of for-sale residential units with associated structured parking. For subdivision purposes, all units would be sold as condominiums; this arrangement allows exclusive air-space to be sold in commonly owned structures. Property maintenance and management would be governed by Conditions, Covenants & Restrictions (CC&Rs) recorded against the units and agreed upon by each owner. No space would be designated or allocated for an on-site manager. The design is intended to create an image consistent with an urban lifestyle and encourage pedestrian circulation. Building lay-out is comprised of two structures: Townhouses: A 5-story row of townhouses faces the Village Green on the south side of Site B-1. This building is approximately 57,000 square feet and includes 26 units. Two units at the southwest corner of the building have ground floor living area. The other 24 units would be built in four levels above ground level parking having exterior walls on both the front and rear of the building. Parking for 22 of the townhouse units is provided at ground-level as tuck-under, tandem space garages along the rear (north elevation) of the building. One guest parking space can be accommodated behind each garage. Required 3 parking for the remaining units is located in the larger structure across an east-west driveway along the rear of the townhouses. Access to the garages and parking is provided by this east-west driveway which connects DeMarcus Boulevard on the west to the north-south private access driveway to the east between Sites B-1 and B-2. Pedestrian or resident access to the units is provided by three stairwells which connect to a covered exterior corridor along the north side of the building. Two pedestrian walkways or paseos at the stairwells connect directly to the Village Green on the south side of the townhouse building. The townhouse building covers approximately 12% of Site B-1. Stacked and Walk-up Condominiums: The larger (main) structure is 6 stories and includes 231 condominium units in five levels over two levels of parking; one parking level is at grade below the podium, and the other level is subterranean. This building, approximately 507,000 square feet, has frontage along both DeMarcus Boulevard and Dublin Boulevard and covers approximately 68% of Site B- 1. Vehicular access to the structured parking also is taken from the east-west driveway between the two structures. Pedestrian access to the building is located on all four building sides. Two large pedestrian portals on both the east and west sides of the building feature wide staircases from the street level to the podium level. One pedestrian stairwell provides access to Dublin Boulevard on the north side of the building. Pedestrian access to the podium level is provided by elevators at three locations from the parking levels. Pedestrian circulation at the podium level is provided by court yard- facing stairwells and elevators that connect to covered interior corridors. A total of 15 ground level units, referred to as stoop units, are proposed to be located along DeMarcus Boulevard on the west and along the north-south driveway on the east sides of the building. These units, along with common area facilities and building lobbies, wrap the ground level parking exterior to add pedestrian scale, enhance the building's appearance, and to prevent the garage from becoming the focal element of the project. The high density and urban character of the proposed project is presented by fairly narrow setbacks between the building and the street, however still in compliance with the streetscape design standards adopted with the Stage 1 Development Plan for the Dublin Transit Center. Residential stoop entries along the east and west facades are 2 to 3 feet above the street level and tie directly to the sidewalk. Setback areas between the sidewalk and building front of the stoop units are landscaped with ground cover shrubs and accent trees. Stoop units also have access from the parking structure. The setback along Dublin Boulevard is elevated from the street level beginning with a stone veneer retaining wall at the property line and a landscaped berm four feet high and 15 feet deep from the wall to the building facade. Along the south face of the larger building, the interior setback from the east-west driveway is designed to accommodate two vehicular access ramps to the parking levels, two garages (one each for two of the one-bedroom town houses), a building entry with elevator lobby, and a one of three recreation rooms. Landscaping is provided in the setback area between the building and the paved surface ofthe east-way driveway in those sections not used for vehicular or pedestrian access. Other than the stoop units along the east and west elevations, unit entrances are turned inward towards the pedestrian courtyard on the podium level which is above the ground-level of parking. The podium level is accessed from any of the three stairwell and elevator lobbies and from the large pedestrian portals on the east and west sides of the building. The podium level provides open space and passive recreation area for the residents of the proposed project while the Village Green abutting the south side is intended to serve the recreation needs and place for the Transit Center neighborhood activities. 4 The Village Green is a I-acre park-like setting which is proposed to include ample lawn areas, two playgrounds, and a circular plaza with seating beneath wood trellises. A splash pad with aquatic playground equipment is planned for the center of the plaza. Acreage for the Village Green is included in the over all area for Site B, but is not being developed as part of the proposed project on Site B-1. However, it will be developed along with the proposed project for Site B-2, the 305-unit Avalon Bay Communities apartment complex. Floor Plans/Unit Type: The project proposes to have 8 townhouse plans and 12 condominium plans that vary in size and layout. The 8 plans for the 26 townhouse units range from a 987 square foot unit with one bedroom + mezzanine to a 1,461 square foot unit with three bedrooms + mezzanine. However, the largest unit, and most frequent in this structure, is a 1,488 square foot unit with 3 bedroom + den. The townhouse building includes 9 of these plans (or 35%). In the 231 unit condominium building, the 12 plans range from a 1,000 square foot one-level stoop unit with one bedroom to a 1,543 square foot unit + mezzanine. However, the most frequent unit is a 1,369 square foot unit walk-up with 2 bedrooms + den; 62 of these plans (or 27%) are included in this building. Most units/all units are provided with an exterior or courtyard-facing deck or balcony covered by a plaster archway or tiled canopy roof structure supported by plaster columns and corbels; top floor units have access to mezzanine roof decks or patios. Access and Circulation: The only vehicular access to Dublin Transit Center Site B-1 is from the east-west driveway connecting DeMarcus Boulevard to the west and the north-south private right-of-way to the east behind the townhouses. The parking structure ramps to the two levels of parking are located off of this driveway. As discussed above, pedestrian access is available from all four sides of the larger structure to the podium level of the larger building from elevators at three locations from the parking levels and from two large pedestrian portals featuring wide staircases on both the east and west sides of the building. Access to Dublin Boulevard on the north side of the building is provided by one pedestrian stairwell. In the townhouse structure, pedestrian access to the units is provided by one elevator near the middle of the structure and the three stairways, one each at the both ends and the center. Two paseos at the stairwells connect pedestrian traffic directly to the Village Green on the south side ofthe townhouse structure. Access for emergency vehicles would be available from the abutting public rights-of-way of Dublin Boulevard on the north or DeMarcus Boulevard on the west. Access also is available from both of the two private rights-of way abutting the site on the east and south, respectively. The east-west driveway provides interior Fire department access to the site. Trash and recyclable collection areas have been designated in several locations on or adjacent to the site. The townhouse building provides for 2 trash bin locations with each having 2 bins. The condominium building has 3 trash bin locations served by chutes from each floor; two are located on the lower level of the parking structure, and one is on the ground level. Each location has four bins. A temporary 10-bin location has been designated adjacent to the southeast corner of the project within the private right-of-way of the north-south for collection purposes. Parking: The Stage 1 Development Plan for the Dublin Transit Center established a standard of 1.5 parking spaces per unit. The project proposes to provide a total of 633 parking spaces (which includes guest parking on the street) but does not include the additional 22 guest parking stalls behind the townhouse tandem 5 garages Based on this overall standard, the proposed project would comply with the minimum number 386 spaces. The majority of these spaces are provided in the two levels of structured parking below the podium level of the larger building. As mentioned above, 22 tandem garages (for a total of 44 parking spaces) are located as ground-level tuck-under parking in the townhouses building; 22 of the 26 units would be assigned a tandem garage. The other 4 (of the nine one-bedroom units) in the townhouse structure would be served by spaces in the main building. Two of the one-bedroom units would have a single-car garage across the east-west driveway at ground level in the main structure. Another two of the one-bedroom units (including the one one-bedroom affordable unit in the townhouse building) each would have one assigned space in the parking structure. All 26 affordable units would be allowed one assigned parking space in the parking structure. The two levels of structured parking provide 464 spaces of which 29% are compact; the City's parking standards allow up to 35%. The ground level contains 187 spaces of which 60 spaces are compact and 35 spaces are designated as guest parking (including 4 handicapped access stalls). Access to the structured parking by residents would only be available past a security gate beyond the designated guest parking. The lower or subterranean level contains 277 spaces of which 73 spaces are compact; 48 spaces are tandem spaces, and 23 spaces are tandem compact spaces. All tandem spaces are located in the lower or subterranean level of the structure and would need to be assigned. The total number of standard spaces in the structure that are not tandem and not designated for guest parking is 213 spaces (including handicapped access). Additional guest parking, approximately 26 spaces, is available as street parking along DeMarcus Boulevard, the north-south driveway along the easterly boundary of the project site, and the access drive separating the townhouse building from the Village Green. The proposed project is accompanied a Traffic Study conducted by the Omni Means which concluded that the parking and circulation aspects of the project have been adequately addressed. Architecture: The architecture of the two structures is Mediterranean-inspired with ample exterior articulation and color palette to minimize visual mass and scale. The building form is arranged like clusters of towers connected to or on top of the podium level. The building segments are distinguished by the exterior materials, colors, and hip roof elements of varying heights. Roofs are tiled in a mission green tone and detailed with white corbels. The pedestrian level and scale are enhanced with interesting materials in the form of a stone veneer around the base of each building capped with a stone ledge. On prominent architectural features, such as elevator towers and podium portals, the stone exterior is carried up the building elevation as high as fifth story and capped with a stone ledge. Other exterior materials include stone veneer, glass, metal balcony or patios rails and articulated plaster surfaces. Recessed walls would be painted one of three colors ranging from gold to light tan. Patio walls would allow a fourth alternative color, and columnar walls are a color consistent with the roof tiles. A distinct architectural feature of this project which adds to the urban streetscape are the post-modern archways spaced around the building base and used to support or cover balconies for some of the lower- level exterior-facing units while punctuating the urban streetscape. These features are constructed of concrete or plaster colored a dark gray-blue and scored with metal screeds giving the appearance of large stone block. They rise 2Y:z stories on the DeMarcus Boulevard façade and the Village Green and 3Y:z stories on all other elevations and defined with a heavy capital. The most prominent elevation features are the columnar walls which form the tower elements located primarily at the building entrances facing DeMarcus Boulevard on the west and the north-south driveway on the east. A less prominent tower is shown above the building entrance along the east-west drive. 6 These elements are topped by a hip roof structure and an arched window on the top level reflecting the concrete/plaster archways around the building base. Both east and west facades of the building are designed with a pedestrian entry portal to the podium level featuring wide staircases. These staircase portals are identified with extended stone veneer and a flat heavy capital which create a visual link with those buildings on surrounding and adjacent properties. A distinctive tower element has been placed at the corner of Dublin Boulevard and DeMarcus Boulevard which conforms to the corner cut-off angle and is capped with a hexagonal hip roof. The top level of this tower is embellished with architectural detailing and a similar arched window. The Townhouse structure also features two hipped-roof tower elements located above the stairwells and extending above a series of hip roof elements. Balconies and ground level stoops are protected by decorative metal railing. The entries to the residential stoop units are covered by second floor balconies and further enhanced with ornamental railings and decorative light fixtures, as well as direct access to the sidewalks discussed above. In addition to the building lobbies, the larger condominium structure makes three recreation rooms available on the ground floor and several enclosed storage areas accessible from the ground level of garage. The podium-level courtyard, oriented inward as passive open space, is integrated into the project with patterned walkways, landscaping, and open space. In keeping with this turn from the urban streetscape, the podium level features two water elements, on opposite sides as mirror images of each other. The water source is provided by a sculpted pillar. A low waterfall spills into a raised stream-like trough that meanders to a fountain basin where it drains. The trough is decorative concrete with a cobblestone cap, and is used to separate raised planter and grassy areas from pedestrian walkways delineated with accent pavmg. Landscaping and Fencing: The overall landscape program for Transit Center Site B-1 will serve to visually enhance the buildings and provide the residents with landscaped open space and amenities; it will be consistent and compatible with the high quality landscape environments created on similar projects in Dublin. In accordance with the Site Development Review Ordinance, the Applicant has provided a conceptual landscape plan. The schematic plan identifies landscaped areas within the building setbacks and ground level parking areas. Plantings, hardscape, and streetscape improvements along the perimeter and abutting right-of-way for Dublin Boulevard, DeMarcus Boulevard, and the Village Green are shown in accordance with the streetscape design standards adopted for the Dublin Transit Center. The proposed plant palette has been reviewed by the City's landscape architect for consistency with plant materials and climatic compatibility with the conditions in Dublin. Due to its use as a major traffic thoroughfare, the Dublin Boulevard frontage has been limited to one pedestrian access point. The DeMarcus frontage is pedestrian oriented in terms of landscaping, street parking (stoop units), and paving materials that are both decorative and functional. Setback and podium landscaping is discussed above under the Site Plan. First-level security is implied through low-height metal gates or pickets that must be opened for access to areas such as front stoops, pedestrian portals, and podium-level patios. On-site security gates and walls carry through the stone material and metal gate elements featured on the building. Stairway corridors are proposed to use security doors with access limited to residents and guests. A pedestrian-level landmark for this project has been created by an archway of stone with a tile roof cap at both the north and south ends of the north-south driveway. This distinct feature would identify the 7 pedestrian connector routes. Enhanced accent paving and tree wells are proposed for the east-west driveway as well as the podium level of the main structure. Sound Attenuation: 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 interior space. 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 requirement 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 windows with a standard appearance from off site. Affordahility : The Dublin Transit Center Master Development Agreement between the City and the Alameda County Surplus Property Authority, approved by the City Council in May of 2003, set forth the affordability requirements for the Transit Center project area. In accordance with the terms of the Master Development Agreement, the Applicant would provide 10% (26 of the 257 units) as affordable to moderate income households as designated on the plans. All but one of the required 26 units is within the main structure with one of the one-bedroom, ground level townhouse units also designated as affordable. Twelve of the 15 stoop units abutting the parking structure represent a portion of the required affordable units with the other 13 affordable units are distributed as 12 2-bedroom flats and an additional one-bedroom unit. The Master Development Agreement also says that the Developer shall enter into an affordable housing agreement, as required by the City's Inc1usionary Zoning Ordinance, for each project within the Dublin Transit Center. This document/agreement will be handled as a separate item and will not be addressed by this staff report. Stage 2 Planned Development Zoning A Stage 1 Planned Development Zoning was adopted by the City Council for all of the Dublin Transit Center in December 2002 and established: 1) the permitted, conditionally permitted, and accessory land uses; 2) site areas and proposed densities; 3) maximum number of residential units; and 3) a Master Landscaping Plan. The Stage 1 Plan Development Zoning designated the land use for Site B as high density residential with some ancillary local-serving commercial uses. Residential density is allowed at a maximum of 70 units per net acre and building height was established at a maximum of five stories over parking. In consideration for the opportunities presented by the adjacent Dublin/Pleasanton Bay Area Rapid Transit (BART) Station, the required over all parking standard is a minimum of 1.5 spaces per residential unit. No commercial uses are proposed on Site B-1. Stage 2 Planned Development Zoning standards have been formulated for Transit Center Site B-1 in keeping with the Stage 1 standards stated above. The proposed Site Development Plan is reflective of the proposed Stage 2 standards in terms of lot area, lot dimensions, lot coverage, type and number of units, location and number of parking spaces, setbacks, architecture, and affordable housing. 8 The proposed development of Site B-1 complies with the Stage 1 Planned Development Zoning for the Dublin Transit Center and is compatible with the Dublin Transit Center land use concept to maximize transit opportunities within 1I3-mile of the of the adjacent BART Station. Subdivision Map As stated above, condominium ownership allows Lot 1 of Parcel Map 7525 to be developed as one legal lot with commonly owned structures and the sale of exclusive air space corresponding to each unit. All 257 units would be included under one association governed by Conditions, Covenants and Restrictions (CC&Rs). The proposed condominium subdivision would be compatible with the General Plan, the Eastern Dublin Specific Plan, and the Stage 1 Development approved for the Dublin Transit Center. Following the approval ofthe Stage 2 Development Plan, the proposed condominium subdivision would be consistent with the zoning. ENVIRONMENTAL REVIEW: Pursuant to the California Environmental Quality Act, Staff recommends that the proposed 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 (SCH 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 Environmental Impact Report. NOTICING: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project site to advertise the project and the public hearing scheduled for October 26, 2004. The public notice also was published in the Valley Times and posted at several locations throughout the City. During 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. Their firm was contracted by East Bay Community Foundation through the Livable Communities Initiative to prepare "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. CONCLUSION: This application has been reviewed by applicable City departments and agencies and their comments have been incorporated into the Site Development Review and Stage 2 Planned Development Rezoning,. The proposed project represents an appropriate project for the site and is consistent with the Dublin General Plan, Eastern Dublin Specific Plan, and the Stage 1 Planned Development Zoning for the Dublin Transit Center. 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; Adopt Resolution (Attachment 1) recommending City Council approval of 9 P A 03-058 Dublin Transit Center Site B-1, Elan at Dublin Station, Stage 2 Planned Development Zoning, with Development Plan attached as Exhibit A; Adopt Resolution (Attachment 2) referring decision making authority and recommending City Council approval of P A 03-058 Dublin Transit Center Site B-1, Elan at Dublin Station Site Development Review. 10 GENERAL INFORMATION: APPLICANT: PROPERTY OWNER: LOCATION: ASSESSORS PARCEL NUMBER: EXISTING ZONING: GENERAL PLAN DESIGNATION: SPECIFIC PLAN DESIGNATION: D. R. Horton, Inc. Western Pacific Housing - San Diego Division 5790 Fleet Street, Suite 210 Carlsbad, CA 92008 Alameda County Surplus Property Authority 224 West Winton Avenue, Room 110 Hayward, CA 94544 Stuart Cook/Pat Cashman Southeast corner of Dublin Boulevard and DeMarcus Boulevard Lot 1 of Parcel Map 7525 a portion of986-0001-011-00 PD, Planned Development (PA 00-013) High Density Residential Eastern Dublin Specific Plan, High Density Residential 11