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HomeMy WebLinkAboutAttachment 3 Findngs & WrtnStmt the City of Dublin for this project nclude a housing agreement and site development requested from agreement, affordable Specific approvals development application. Findin 5 Statement Dublin Station - Lot 1 Élan at "Planned of Chapter 8.32 E. How does this project satisfy the purpose and intent Development" of the Municipal Code? B Parcel Site Development Review Formal Submittal 10/26/04 Items A (8.32.010 8.32 Chapter of the purpose and intent This project complies with through H) as follows Establish a Planned Development Zoning District through which one or more properties are planned as a unit with development standards tailored to the site. 1 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): The proposed use and overall design concept of this project are based on the recommended and required development standards in the Stage 1 Planned Development Rezoning 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. Findinas Statement: A. Describe how the proposàl will be harmonious and compatible with the existing and future development in the surrounding area. of property. This project provides 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. flexibility and diversification in the development Provide maximum 2. Élan at Dublin Station has been designed to be consistent with the goals and objectives of the Dublin Transit Center General Plan/Specific Plan Amendment and Stage 1 Planned Development Rezoning Plan. This will ensure that this new community of homes will be harmonious and compatible, both in terms of land use and physical design with future developments in the surrounding area intensity of the zoning district the type and Is the site physically suitable for being proposed? B. General The Dublin 3. Maintain consistency with, and implement the provisions of, Plan and applicable Specific Plans. the site is Because the site IS vacant, flat and is adjacent to the Dublin BART station physically suitable for the type and intensity of development proposed are based on the Stage 1 Planned The proposed use and overall design concept of this project recommended and required development standards in the Development Rezoning for the Dublin Transit Center. C. Will the proposal adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare? and non-residential areas of red requ as This project will provide residential uses within a cohesive development by the Stage 1 Planned Development Rezoning integrity and character of both residential Protect the the City. 4 It is the intent of this development to comply with the City's codes and ordinances through the design and construction of project. As a result, it is anticipated that this project 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 Encourage efficient use of land for preservation of sensitive environmental areas such as open space areas and topographic features. 5. Plan and any General of the Is the proposal consistent with all elements applicable Specific Plans of the City of Dublin? D. 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 Planned Development Rezoning As noted previously, the proposed project is consistent with the goals and objectives of the Dublin Transit Center Plan. In addition, the proposed use, density, infrastructure improvements and park area will create a residential community designed to reflect of the desires of the City as identified in its General Plan and East Dublin Specific Plan Provide for effective development of public facilities and services for the site 6. 2 - Findings/Written Statement Dublin Station - Lot Review - Élan at Site Development - Findings/Written Statement Dublin Station - Lot Site Development Review - Élan at for its residents All of which wil create a more useable and desirable physica environment for this development as well as for future adjacent properties the Village Green, on-and off-site parking/loading numerous off-site improvements this project will term and long terms needs of the public Through the development of areas and the completion of effectively serve the short The proposed public and private on/off-site parking, as well as the vehicular connections between Dublin Boulevard, Iron Horse Parkway and DeMarcus Boulevard (created through the development of North-South and the Village Green) also help to increase vehicle and pedestrian traffic flow throughout the Dublin Transit Planning Area. is compatible with to achieve development that 7. Encourage use of design features the area 3. To ensure compliance with development regulations and the requirements of zoning districts, including but not limited to, setbacks, heights, parking, landscaping, fences, accessory structures, and signage. The architectural design of this project will be consistent with the urban character desired for the Dublin Transit Center and further described in the Stage 1 Planned Development Rezoning. This will be achieved through the projects architecture which has been carefully detailed with enhanced materials such as cultured stone, concrete roof tiles and highly detailed guardrails as well as a varied color palette massing the buildings in a classic traditional style and urban landscape that wil accentuate the pedestrian experience of this area. The proposed density, setbacks, parking location/quantities, landscaping themes, and overall architectural design concept of this project are based on the recommended and required development standards in the Stage 1 Planned Development Rezoning for the Dublin Transit Center. provide amenities beyond will 8. Allow for creative and.. imaginative design that those expected in conventional developments. 4. To stabilize property values. The Village Green concept offers additional recreational opportunities not only to the occupants of this development but also to future occupants of adjacent properties and to the general public. Through the development of for sale residential housing, parking, and public/private open spaces, this project contributes to the stabilization of property values To promote the general welfare. "Site of Chapter 8.104 intent F. How does this project satisfy the purpose and Development Review" of the Municipal Code? 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. 5. tems A To promote orderly, attractive and harmonious site and structural development compatible with individual site environmental constraints and compatible with surrounding properties and neighborhoods. 104.020 (8 104 8 Chapter of the purpose and intent This project complies with through E) as follows 1 End of Findings Statement The architectural design of this project will be consistent with the urban character desired for the Dublin Transit Center and further described in the Stage 1 Planned Development Rezoning. This will be achieved through the projects architecture which has been carefully detailed with enhanced materials such as cultured stone, concrete roof tiles and highly detailed guardrails as well as a varied color palette, massing the buildings in a classic traditional style and urban landscape that will accentuate the pedestrian experience of this area. not limited to, building vehicular and pedestrian To resolve major project-related issues including, but location, architectural and landscape design and theme: access and on-site circulation, parking and traffic impacts. 2. This project provides a significant number of residentia iving units adjacent to the Dublin BART Station as well as public and private recreational spaces and parking 4 - Findings/Written Statement Review - Élan at Dublin Station - Lot 1 Site Development 3 - Findings/Written Statement Site Development Review - Élan at Dublin Station - Lot Summa Unit B Parcel Written Statement lin Station - Lot 1 Dub Élan at Number of Units 15 2 32 32 32 7 1 8 62 32 8 231 1345 367 543 1 1 S'"1' Ft. 1,000 818 956 1 ,041 - 1,110 1,177 1,542 1,275 1,369 1 ,289 - 1 ,426 - UnitT Stoops 1 Bedroom Flat 1 Bedroom + Mezzanine 2 Bedroom Flat 2 Bedroom Flat + Den 2 Bedroom + Mezzanine 2 Bedroom + Mezzanine 2 Bedroom + Den + Mezzanine 2 Bedroom Town-home + Den 3 Bedroom Flat 3 Bedroom + Mezzanine Subtotal (main) Condominium Building e Site Development Review Formal Submittal 10/26/04 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): Written Statement District: Planned Development Zonm Number of Units 9 1 2 1 1 9 2 1 26 S'"1' Ft. 987 1,080 1,110 1,204 1,235 1 ,488 1,327 1,461 (second) Unit T e 1 Bedroom + Mezzanine 2 Bedroom Flat 2 Bedroom Flat + Den 2 Bedroom + Mezzanine 2 Bedroom + Den + Mezzanine 2 Bedroom Town-home + Den 3 Bedroom Flat 3 Bedroom + Mezzanine Subtotal Town-home Building (if applicable). As stated in the Stage 1 Planned Development Rezoning, General Plan and 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 and a Village Green (an open area on which local residents can enjoy passive recreational activities). The Stage 1 Planned Development Rezoning also states that parking shall be primarily structured, either as podium parking located underneath the building or as multi-level garage around which the units are wrapped. Site Layout A. Statement of compatibility with Stage 1 Development Plan 257 TOTAL NUMBER OF UNITS e and Des Architectural St The proposed project is for 257 for-sale residential units organized around two building blocks. The condominium (main) building fronts Dublin Boulevard and is five stories with mezzanine units on the top floor and has two levels of subterranean parking below the residential units. This building contains 231 units and is organized around a large central courtyard. n The architectural style of the project is Mediterranean to relate to other projects in the Dublin Transit Center and it is a design style that is prevalent throughout the City of Dublin. Please see section I of the State Development Review Statement for a more detailed description of the architectural character of the project. The town-home (second) building fronts the Village Green and contains 26 for-sale residential units. The building is three stories high plus mezzanines on the top floor and tuck-under parking at grade. A portion of this building will also serve as the projects model complex and sales office. The planning concept of the project was to create a design that, when integrated with other projects in the Dublin Transit Center, would create an "Urban Village," that would encourage pedestrian movement and activity throughout the Transit Center. To achieve this, considerable attention was focused at the base of the building. Residential stoop units have been located along both DeMarcus Boulevard and North-South Drive to activate the streets. Each stoop unit has an individual entry and a porch that is 2 feet to 3 feet above the street level and directly ties into the sidewalk. In addition, there is a 6 - Findings/Written Statement Site Development Review - Élan at Dublin Station - Lot 1 5 - Findings/Written Statement Dublin Station - Lot Review - Élan at Site Development the unit mix, a total of 373 residential stalls are required n addition, 56 guest stalls are required (31 within the garage and 25 located around the perimeter of the building). building lobby and recreational rooms on the first floor of both DeMarcus Boulevard and North-South Drive. to further activate the surrounding streets The overall design intent of the parking was to minimize its visual impact on the pedestrian character of the development and provide more parking than required for the residents of the project. Overall, an additional 99 stalls have been provided for a total of 527 stalls (or an average of 2 stalls per unit). Additionally, an 18' apron has been provided in front each Town-home garage (facing the East-West alley) in order to provide for an additional guest parking stalls. To integrate the large interior courtyard to the street and create a sense of entry into the project from the surrounding streets, two "portal" entries have been incorporated into the design. The two-story portals are located on DeMarcus Boulevard and North South Drive, and are provided to create both a visual link to the interior of the project, as well as to encourage pedestrian movement throughout the Transit Center. a of the submittal plans for further details on Sheet Please see parking exhibit Since Dublin Boulevard is a major thoroughfare, pedestrian connection to the street is minimized. The first level of residential units was elevated above the street with a 3 foot high site wall and a landscape berm acting as a buffer to the busy street. and accessory uses: B. Proposed Uses, including permitted, conditional, Local servin retail uses 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 Improvement 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 The following are permitted and conditional uses for this project mited to not but ncludin 1 The architectural design of the base of the building was also developed to encourage a pedestrian scale. In addition to the stoop units and entry portals, the building was designed with a stone veneer base to create a strong element with an enhanced material at the pedestrian level. The veneer base is complemented with a series of arches that invites the pedestrian into the project. These items are further complimented with ornamental railings and decorative light fixtures to relate to create a human scale at the base of the building. In summary, significant effort was made to create an environment that would relate to existing and future developments in Dublin. The architectural style and massing was selected to relate to adjacent projects in the Transit Center while the base of the building was designed to encourage the pedestrian planning concepts within the Transit Center. n creating an urban environment, the design intent was to minimize the impact of the parking facilities. The main building facing Dublin Boulevard contains two levels of parking. The first level is below grade with the second level above grade. The upper garage level contains stoop units and common functions around the buildings perimeter to shield the garage from public view, minimizing its impact within the projects design. Access and Parkin Vehicular The second building facing the Village Green contains tuck-under parking on grade Both of these buildings have vehicular access off the East-West alley, which in turn connect to DeMarcus Boulevard and North-South Drive. Vehicular access was not provided to Dublin Boulevard from the site because it is a major thoroughfare. In addition, vehicular access was not provided off the Village Green to maintain a pedestrian scale on the green the followin to mited not but Office and Service establishments ¡ncludin Bank/Savings and Loan Real EstatelTitle Office Travel Agent Legal Accounting Medical and Denta Optometrist Architect 2 Ratios The Code required parking for the Dublin Station is one parking stall for each affordable unit and 1.5 parking stalls for each unit containing two or more bedrooms Based on Parkin 8 - Findings/Written Statement Review - Élan at Dublin Station - Lot Site Development 7 - Findings/Written Statement Review - Élan at Dublin Station - Lot Site Development c. 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. Employment Agency Hair/Beauty Salon Cleaner and Dryer Shoe Repair Key Shop Tailor Athletic Club Formal Wear/Rental Other Administrative and Professional Office Technology Access Center T ele-Commuting Center area as t 1 (Élan at the ce cream shop, sandwich shop) to imited not but includin establishments bakery License D. 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, sign age, grading standards, and trash enclosures, accompanied by any necessary diagrams. the followin mited to I not but ncludin the following building setbacks are Rezoning Setbacks Per the Stage 1 Planned Development required and/or recommended: use tenant association and/or homeowners Eatin dn followinq: Restaurant (full-service, sit-down) Restaurant (Convenience delicatessen Outdoor Seating Wine or Liquor Bar with Micro-Brewery Nightclub I ndoor Movie Theater Specialty Food Video Arcade / Rentals Multi-fam residential & associated uses Accessory structures and uses Home occupations (per Chapter Multi-family dwellings Multi-story parking structure Private recreation facility/sma only) Rental/ Management Office ite Liquor & entertainment On-S 3 4 Buildin 8.64) (for No setbacks required along DeMarcus setback from the center to 20'-0 face the building to ne of the Village Green setback along Dublin Boulevard. A 90'-6' A 15'-0 · · · to the building face Dublin Station proposes the following setbacks A 4'-0" setback along DeMarcus A 90'-6" setback from the center line of the Village Green An average setback of 15'-0" along Dublin Boulevard The Stage 1 Planned Development Rezoning does not specify requirements for lot width, depth/length, lot coverage (other than density described earlier), floor area ratios, and height limits. The proposed project proposes the following & automobile services Conditional Uses includin but not limited to, the followinq: Community, Religious and Charitable Institutional Facilities Public Facilities and Uses Veterinary Office Recycling Center In & Out-Patient Health Facilities as Licensed by the Services Gas Station Automobile Sales & Service Hotel/ Motel Drive-Through Facilities, Including Restaurants, fi Outdoor Food Vendors (by Zoning Administrator) 5 Élan at · · · Health Department State nancla o - Findings/Written Statement Review - Élan at Dublin Station - Lot 1 Site Development 9 - Findings/Written Statement Review - Élan at Dublin Station - Lot Site Development Review Statement ite Development S Condominium Buildin A. What type of business, activity or use are you proposing? The development plan proposes 257 for-sale high density residential units. A sales office/model complex is proposed to be constructed as part of the 26 unit town-home building that fronts the Village Green 325' 326' 100,188 (2.3 acres) 283,966 sf residential 60,078 sf circulation 159,508 sf garage 65' Build ng Length Build ng Width Lot r' "" '~ :'\ r-. , Floc· ¡ ~o.¿,uge · · · · · B. How many employees will you have or propose to have? Height: to 4 t is anticipated that until the last close of escrow for the development up employees would be working in the sales office/model complex at any given time. Town-home Buildin 317 93' to 6:30 10:00 a.m C. What are the proposed hours and days of operation? Proposed hours of operation for the sales office/model complex are p.m. Monday through Sunday. D. 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? 15,682 (.36 acres) 32,308 sf residential 14,457 sf circulation 10,663 sf garage 53' - 55' Building Length Building Width Lot Coverage Floor areas Height · · · · · not create a negative effect on the the vicinity. nor which are detrimental There are no planned activities or uses that wi! health or safety or persons residing or working in to the public health, safety or general welfare 316,274 sfresidentia 74,535 sf circulation 170,171 sf garage 115,870 (2.66 acres) both buildinas Floor areas Tota · structure, desirable site layout, provide a E. Describe how the design of the project including the vehicular access, circulation and parking etc will environment for the future development. Coverage Lot · E. Area-wide and project-wide architectural standards, concepts and themes. The proposed project is for 257 for-sale residential units organized around two building blocks. The main building fronts Dublin Boulevard and is five stories with mezzanine units on the top floor and has two levels of subterranean parking below the residential units. This building contains 231 units and is organized around a large central courtyard. The second building fronts the Village Green and contains 26 units. The building is three stories high with mezzanines on the top floor and tuck-under parking at grade. and Structure Site Lavout below the Inclusionary Zoning This statement should the Housing Element of Review Statement) Indicate how this project would be compatible with Regulations for the provisions of affordable housing. supplement any statement regarding compliance with the General Plan. Site Development (under Please see sections E and F. Per Section 8.68.070 of the Dublin Zoning Ordinance, the applicant will enter into an affordable housing agreement with the City which will be consistent with the affordable housing requirements (10%) stated in the Development Agreement between the Alameda County Community Surplus Authority and the City of Dublin. The architectural style of the project is Mediterranean to relate to other projects in the Dublin Transit Center and it is a design style that is prevalent throughout the City of Dublin. Please see section I of the State Development Review Statement for a more detailed description of the architectural character of the project. Is the site where the project is proposed located on a hazardous waste and/or substances site (pursuant to Government Code Section 65962.5)? G. The planning concept of the project was to create a design that, when integrated with other projects in the Dublin Transit Center, would create an "Urban Village," that would The site is not located on a hazardous waste and/or substances site 2 - Findings/Written Statement Review - Élan at Dublin Station - Lot Site Development 11 - Findings/Written Statement Dublin Station - Lot Review - Élan at Site Development Ratios The Code required parking for the Dublin Station is one parking stall for each affordable unit and 1.5 parking stalls for each unit containing two or more bedrooms. Based on the unit mix, a total of 373 residential stalls are required. In addition, 56 guest stalls are required (31 within the garage and 25 located around the perimeter of the building). Parkin encourage pedestrian movement and activity throughout the Transit Center. To achieve this, considerable attention was focused at the base of the building. Residential stoop units have been located along both DeMarcus Boulevard and North-South Drive to activate the streets. Each stoop unit has an individual entry and a porch that is 2 feet to 3 feet above the street level and directly ties into the sidewalk. In addition, there is a building lobby and recreational rooms on the first floor of both DeMarcus Boulevard and North-South Drive. to further activate the surrounding streets The overall design intent of the parking was to minimize its visual impact on the pedestrian character of the development and provide more parking than required for the residents of the project. Overall, an additional 99 stalls have been provided for a total of 527 stalls (or an average of 2 stalls per unit). Additionally, an 18' apron has been provided in front each Town-home garage (facing the East-West alley) in order to provide for an additional guest parking stalls. To integrate the large interior courtyard to the street and create a sense of entry into the project from the surrounding streets, two "portal" entries have been incorporated into the design. The two-story portals are located on DeMarcus Boulevard and North- South Drive, and are provided to create both a visual link to the interior of the project, as well as to encourage pedestrian movement throughout the Transit Center. a of the submittal plans for further details on Sheet Please see parking exhibit Since Dublin Boulevard is a major thoroughfare, pedestrian connection to the street is minimized. The first level of.residential units was elevated above the street with a 3 foot high site wall and a landscape berm acting as a buffer to the busy street. development s the site Because the site is vacant, flat and is adjacent to the Dublin BART station physically suitable for the type and intensity of development proposed of intensity type and the suitable for physically Is the site proposed? F. may impact views. H. Describe how the proposed development The architectural design of the base of the building was also developed to encourage a pedestrian scale. In addition to the stoop units and entry portals, the building was designed with a stone veneer base to create a strong element with an enhanced material at the pedestrian level. The veneer base is complemented with a series of arches that invites the pedestrian into the project. These items are further complimented with ornamental railings and decorative light fixtures to relate to create a human scale at the base of the building. this development including existing slopes and to these features. be Impacted by Describe the physical characteristics of the site topographic features and any proposed changes WI that the Immediate vicinity There are no views In I. slope The site has a gradua currently vacant non-native grassland. north to south of approximately 5 feet The site IS downward from In summary, significant effort was made to create an environment that would relate to existing and future developments in Dublin. The architectural style and massing was selected to relate to adjacent projects in the Transit Center while the base of the building was designed to encourage the pedestrian planning concepts within the Transit Center J. 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. In response to the desire for an urban project, a large portion of the main building is composed of two-story town-home units and units with lofts. The balance of the units is in the configuration of one-story flats. Together, they further the concept of urban character by fitting into a multi-story courtyard building. This courtyard building is massed in a classic tradition of base, body and cap. To further enhance the Mediterranean tradition found in the Dublin area, the building has been carefully detailed with enhanced materials such as cultured stone, concrete roof tiles and highly detail guardrails. In creating an urban environment, the design intent was to minimize the impact of the parking facilities. The main building facing Dublin Boulevard contains two levels of parking. The first level is below grade with the second level above grade. The upper garage level contains stoop units and common functions around the buildings perimeter to shield the garage from public view, minimizing its impact within the projects design. The second building facing the Village Green contains tuck-under parking on grade. Both of these buildings have vehicular access off the East-West alley, which in turn connect to DeMarcus Boulevard and North-South Drive. Vehicular access was not provided to Dublin Boulevard from the site because it is a major thoroughfare. In addition, vehicular access was not provided off the Village Green to maintain a pedestrian scale on the green Access and Parkin Vehicular 4 - Findings/Written Statement Review - Élan at Dublin Station - Lot Site Development 3 - Findings/Written Statement Review - Élan at Dublin Station - Lot Site Development Although compatible with the immediate context and adjacent building, the project intentionally has varied its color palette. Specifically, the traditional terra cotta roof tiles have been replaced with green roof tiles. A cooler color palette has also been introduced in order to create some diversity as well. Combined with layered detailing often found in the art deco tradition, this project clearly represents what a continuing growing Dublin can and will be. In addition, entry portals on DeMarcus Boulevard and North-South Drive provide an inviting point of access and a view port out for the residents as they experience the interior courtyard. The base of the project, responds in a classic urban tradition by providing stoop units with small entry court conditions. These stoop units not only serve to activate the street edge but provide a nice scale transition to the town-homes that are sited opposite to the primary access drive for this project. The town-homes continue the urban character by staying consistent with the main building. For their convenience, residents of the first floor have been provided with direct pedestrian access to the Village Green via a set of private stairs located in the front of each unit. This opportunity to interact with the Village Green further enhances their livability without sacrificing the urban character this project. to insure visual K. Describe how the landscape features have been designed so as relief and an attractive environment for the public. n Consistent with the Stage 1 Planned Development Rezoning, the streetscape design for the community incorporates generous sidewalk widths, enhanced paving, pedestrian scale lighting fixtures and street tree canopies to provide a pedestrian oriented perimeter. External Landsca The planting design at the building edge includes foreground planting at the stoops and àccent planting at building entries and focal points. Stone faced retaining walls and entry portals add scale to the Dublin Boulevard elevations and reinforce the pedestrian focus of North-South Drive n The internal podium design/courtyard incorporates large private patios separated by raised planters, a large passive central green with trees framing a mounded meadow and pathways flanked by water features providing residents with a tranquil oasis End of Written Statement nternal Landsca 5 - Findings/Written Statement Review - Élan at Dublin Station - Lot Site Development