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Home My WebLink AboutOrd 02-05 AvalonBayDevelopment DATE: July 8, 2013 TO: File (PA 03-058) CITY OF DUBLINFROM: Luke Sims, Community Development Direc 100 Civic Plaza SUBJECT: Minor Amendment to the Development Plan for Dublin Transit Center Dublin,California 94568 Phone:(925)833-6650 Site B-2 (Ordinance No. 02-05) Fax:(925)833-6651 Background On December 3, 2002, the City Council adopted Ordinance No. 21-02 to rezone an approximately 91-acre area known as the Dublin Transit Center to a Planned Development Zoning District (PA 00-013). Ordinance No. 21-02 also adopted a Stage 1 Development Plan for the Transit Center. Subsequently, on January 18, 2005 the City Council adopted Ordinance No. 02-05 which approved a Stage 2 Development Plan for a portion of the Dublin Transit Center known as Site B-2 (PA 03-058). The adopted Stage 2 Development Plan established, among other things, the development regulations for Site B-2, including lot dimensions and setbacks. The tentative map that created Site B-2 was approved by the Planning Commission on November 9, 2004 (Resolution No.04-065). Ordinance 02-05 includes development regulations for Site B-2 that were intended to be taken directly from the attached Stage 2 booklet that accompanied the Ordinance; however, the apartment community that was constructed on Site B-2 City Council was recently sold and it was discovered that there are inconsistencies between the (925)833-6650 City Manager development regulations in the Ordinance and the Stage 2 booklet. These (925)833-6650 inconsistencies relate to the lot width and depth, and the setbacks along Dublin Community Development (925)833-6610 Boulevard. Economic Development (925)833-6650 The development regulations within Ordinance No. 02-05 specify a lot width of 157 Finance/Admin Services min (925)833-6640 feet and a lot depth of 499 feet, while the Stage 2 booklet (Pg. 10) specifies a Fire Prevention (925)833-6606 Building Depth of 532 feet and a Building Width of 314 feet. Furthermore, the Human Resources (925)833-6605 Ordinance specifies a varying setback of 15-40 feet along Dublin Boulevard, while Parks&Community Services the Stage 2 booklet specifies a varying setback of 10-40 feet (Pg 10). The building (925)556-4500 Police has been constructed and complies with the regulations in the Stage 2 booklet. (925)833-6670 Accordingly, Staff seeks to amend the Planned Development zoning to alleviate the Public lic Works/Engineering (925)833-6630 inconsistencies between Ordinance 02-05 and the Stage 2 booklet. Minor Amendment to a Planned Development(PD)Zoning District Dublin A minor amendment to an adopted Development Plan may be approved bletel administratively by the Community Development Director upon a finding that the 111 I amendment substantially complies with and does not materially change the provisions or intent of the adopted Planned Development Zoning District Ordinance 2011 for the site (DMC 8.32.080). www.dublin.ca.gov Approval The development regulations contained in Ordinance No. 02-05 were taken directly from the Stage 2 booklet, and therefore the two documents were intended to be consistent. Furthermore, the apartment community constructed on Site B-2 was built in accordance with the plans in the approved Stage 2 booklet. The Site B-2 parcel was created prior to adoption of the development regulations and addressed the lot size. The Community Development Director hereby approves a minor amendment to Ordinance No. 02-05, which approved the Stage 2 Development Plan for Dublin Transit Center Site B-2 (PA 03-058). In order to make the development regulations in Ordinance No. 02-05 consistent with the Stage 2 booklet, this minor amendment hereby changes the development regulations in Ordinance No. 02-05 to replace the Lot Dimensions with Building Dimensions (width and depth), and corrects the varying setback distance along Dublin Boulevard. The amended development regulations in Ordinance No. 02-05 shall hereby be stated as follows: Building Dimensions: Building Width: 314 feet along Dublin Boulevard Building Depth: 532 feet along Iron Horse Parkway Setbacks: 10-40 feet (varies) along Dublin Boulevard ORDINANCE NO. 02 - 05 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN .. *** fI.'II* ***.** **** ***111: ***..JII*iII **.. *11 ** APPROVING A STAGE 2 DEVELOPMENT PLAN FOR THE PROJECT KNOWN AS DUBLIN TRANSIT CENTER SITE B-2 (A V AWN BAY COMMUNITIES, INe.) PA 0;3.058 THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS: ~<ði¡9!1...L RECITALS A. By Ordinance No. 21-02 the City Council rezoned the approximately 91-acre area known as the Dublin Transit Center ("the Transit Center") to a Planned Development Zoning District and adopted a Stage 1 Development Plan for the Transit Center. B. This Ordinance adopts a Stage 2 Development Plan for a portion of the Transit Center, known as Site B-2. .section 2. FINDINGS AND DETERMINATIONS Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as fol1ows: 1. The Project, known as Dublin Transit Center Site B-2 (Avalon Bay Communities, Inc.), Planned Development Zoning meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that is tailored to the high density residential and ancillary commercial land uses. proposed on the Project site and creates a desirable use ofland that is sensitive to surrounding land uses by virtue of the layout and design which is in close proximity to mass transit. 2. Development of Dublin Transit Center Site B-2 (Avalon Bay Communities, Inc.) under the Planned Development Zoning wil1 be harmonious and compatible with existing and future development in the surrounding area in that the land uses and site plan establish a high density residential apartment community with ancillary commercial uses, on-site amenities, and affordable units in compliance with Master Development Agreement adopted by Ordinance 5-03 in May 2003. The land uses and site plan provide effective transitions to surrounding development which is characterized by the proposed vehicular and pedestrian circulation system. Pursuant to Section 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as fol1ows: I. The Stage 2 Development Plan for Dublin Transit Center B-2 (Avalon Bay Communities, Inc.) wil1 be harmonious and compatible with existing and potential development in the surrounding area in that the land uses and site plan establish a high density residential apartment community with ancillary commercial uses, on-site amenities, and affordable units in compliance with Master Development Agreement adopted by Ordinance 5-03 in May 2003. The land uses and site plan provide effective transitions to surrounding development which is characterized by the proposed vehicular and pedestrian circulation system. 2, The Stage 2 Development Plan for Dublin Transit Center Site B-2 (Avalon Bay Communities, Inc,) Planned Development Zoning has been designed to accommodate the topography of the Project site which typical1y is characterized as vacant, flat land suitable for the development of a residential apartment community with ancillary commercial uses and therefore physically suitable for the type and intensity of the proposed Planned Development Zoning district. 3, The Stage 2 Development Plan 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 in that the Project will comply with all applicable development regulations and standards and will implement al1 adopted mitigation measures. 4. The Stage 2 Development Plan is consistent with the Dublin General Plan, Eastern Dublin Specific Plan, and the Transit Center Stage I Development Plan (Ordinance No, 21-02) as it is in conformance with the land use designation of high density residential that allows ancillary commercial use and the various requirements of the Stage I Development Plan, Pursuant to the California Environmental Quality Act, the City Council finds as follows: L The project is found to be 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 I 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 ElR Section 3. Map of the Prooertv, Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Stage 2 Development Plan applies to the following property ("the Property"): 3.57± net acres within Lot 2 of Vesting Tentative Tract Map 7525 for PA 03-058 (currently a portion of APN 986-0001-011-00) of Dublin Transit Center Site B at the southwest comer of Dublin Boulevard and Iron Horse Parkway, . . " . .. , . ì I: '., . . , , I )lthlill '"riln:-;¡l j"')lIh!in ( \·lll\.~1 tijl-:: I ~I IIÍI: Tl'clll'·;Q ( ...:nl..::r. ~il":: H,2 II Iii: / '[ -.;===!~ / C, -~',.~,~.J~ .' . I... . " r . ~~~ ... · !r' I , 1" r ... , .... " ." .... " ." 2 Section 4. APPROVAL The regulations for the use, development, improvement, and maintenance of the Property are set forth in the following Stage 2 Planned Development Zoning Development Plan for the Property, which is hereby approved. Any amendments to the Stage 2 Planned Development Zoning Development Plan shall be in accordance with Section 8.32.080 and/or Section 8.120 of the Dublin Municipal Code or its successors. Stage 2 Development Plan for Dublin Transit Center Site B-2 This is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This Development Plan meets all the requirements for a Stage 2 Development Plan and is adopted as a zoning amendment pursuant to section 8J2.030.B of the Dublin Zoning Ordinance. The Stage 2 Development Plan consists of the items and plans identified below, which are contained in the Stage 2 PD/SDR booklet dated October 25, 2004 and the Stage 2 Development Plan attached as Exhibit A ("Stage 2 Development Plan"), which are incorporated herein by reference. The Stage 2 PD/SDR booklet is on file in the Dublin Planning Department under project file PA 03-058. The PD, Planned Development Zoning District and this Stage 2 Development Plan provide flexibility to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan, Eastern Dublin Specific Plan, and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied. 1. Statement of Compatibility with Stage t Developmeut Plan. The Dublin Transit Center Site B- 2 (Avalon Bay Communities, Inc.) Stage 2 Development Plan is compatible with the Dublin Transit Center Stage 1 Development Plan in that the Project is a high density residential land use that allows ancillary commercial use as planned for in the Stage I Development Plan and conforms with the development regulations established under the Stage 1 Development Plan for maximum building heights and parking ratios. 2. Statement of Permitted Uses. Permitted, conditional, accessory, and temporary uses are allowed as set forth in the Stage 2 Development Plan, pp. 1-4. 3. Stage 2 Site Piau. See Stage 2 PD/SDR booklet dated October 25, 2004. 4. Site Area, Proposed Densities. For site area, proposed densities, maximum permitted residential units, and maximum non-residential square footages, see Stage 2 Development Plan, p. 4. 5. Developmeut Regulations. See Stage 2 Development Plan, pp. 5. 6. Architectural Standards. See Stage 2 Development Plan, p. 6-8. 7. Preliminary Landscaping Plans. See Stage 2 Development Plan booklet, p. 8-9. 8. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in this Stage 1 Development Plan, the use, development, improvement, and maintenance of the Property shall be governed by the provisions of the Dublin Zoning Ordinance pursuant to section 8.32.060.C. 3 Section 5. EFFECTIVE DATE AND POSTJNG OF ORDINANCE This Ordinance shall take effect and be in force thirty (30) days ITom and after the date of its passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California, PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 18th day of January 2005, by the following votes: AYES: Councilmembers Hildenbrand, McCormick and Oravetz. NOES: Mayor Pro Tern Zika ABSENT: Mayor Lockhart ABSTAIN: None -~£? ATTEST:JdOJ\A-- M ~ , Deputy City Clerk (y:\CC-MTGS\200:5-qirl \Jnn\O 1-18-OS\úrd-avalonpd (Item 6.2) 4 Stage 2 Development Plan Stage 2 Planning Development Zoning District (PA 03-058) Dublin Transit Center Site B-2 Avalon Bay Communities (portion of APN 986-0001-011-00) This is a Stage 2 Development Plan pnrsuant to Chapter 8.32 of the Dublin Zoning Ordinance for Dublin Transit Center Site B-2, located at the southwest corner of Dublin Boulevard and Iron Horse Parkway. This Development Plan meets all of the requirements for Stage 2 Planned Development review of the project. This Development Plan includes Site, Architectural, Circulation, and other plans and exhibits prepared by GGLO, dated October 25, 2004, and Landscape Plans prepared by The Guzzardo Partnership Inc., datcd October 25, 2004, referred to as Project Plans labeled Exhibit A of Attachment 2 to the January 4,2005 City Council Agenda Statement, stamped approved and on file in the Planning Department. The Planned Development District allows the flexibiJity needcd to encourage innovative development while ensuring that the goals, policies and action programs of the General Plan, Eastern Dublin Specific Plan, and provisions of Section 8.3Z, Planning Development Zoning District of the Zoning Ordinance are satisfied. The Stage Z Planned Development Zoning District Development Plan meets the requirements of Section 832.040.B of the Zoning Ordinance and consists of the following: I. Zoning 2. Permitted Uses 3. Conditional Uses 4. Temporary Uses 5. Accessory Uses 6. Dublin Zoning Ordinance - Applicable Requiremcnts 7. Density & Affordability 8. Development Regulations 9. Parking/Garage and Loading 10. Site Plan and Architecture II. Preliminary Landscape Plan 1Z. Compliance with Stage 2 Planned Dcvclopment Plans Stage 2 Planned Develonment Zoning District Develooment Plan 1. Zoning PD, Planned Development Zoning District. This is a High-Density Residential Zoning District which provides for high- density residcntia1 uses and anciJIary commercial. 2. Permitted Uses Permitted uses shall be as adoptcd by Ordinance 21-0Z, the Dublin Transit Center Stage I Planned Development Zoning Development Plan (P A 00-013) and are as follows: EXHIBIT A PD. Planned Development Zoning District PA 03-058 Dublin Transit Center Site B-2 HÜ!h-Densitv Residential Uses (Site B-2) Acccssory Structures and Uses (See below) Ancillary Retail and Service Uses (See below) Community Care Facility/Small Home Occupations (per Chapter 8.64 of the Dublin Zoning Ordinance) Multi-Family Dwel1ing Parking Garage Private Recreation Facility (for homeowner's association and/or tenant's use) Small Family Daycare/Home Eating. Drinking and Entertainment Establishments including. but not limited to: Bagel Shop Café Coffee House Delicatessen lee CreamlY ogurt Micro-Brewery Outdoor Seating Restaurant (serving alcohol permitted, no drive-thru's allowed) Theater - Indoor (dinner, movie, live play, etc.) Local-Serving Retail Uses including. but not limited to: Art Gallery/Supply Store Auto Parts Bakery Bicycle Shop Book Store Clothing Store Computers/Electronic Equipment Drug Store FloristIPlant Shop Gift Shop Hardware Hobby Shop Home Appliances Jewelry Store Liquor Store Music Store Ncwspapcrs and Magazines Paint, Glass and Wallpaper Store Parking Lot/Garage - Commercial Party Supplies Pct Storc and Supplies Photographic Supply Store Picture Framing Shop Shoe Store Specialty Food Storc/Groccry/Supermarket - including meat, fish, wine, candy, health food, etc. 2 PI), planned Oevdopment Zoning District VA 03-058 Dublin Trunsit Center Site ß·2 Local-Serving Retail Uses including. but not limited to (continued): Spccialty Goods - including cooking supplies, housewares, linen, window coverings, china! glassware, etc. Sporting Goods Stationary/Office Supplies Toy Store Varicty Storc Video Store Local Serving Service Uses includinl!. but not limited to: Automatic Teller Machines (A TM) Bank, Savings and Loan, and other financial institutions Barber/Beauty Shop/Nail Salon Copying and Printing Dry Cleaner (no plant on premises) Laundromat Locksmith Medical Clinic Photographic Studio Professional Offices, including: accounting, architectural, dental, engineering, legal, medical, optometry, etc. Photographic Studio Real Estate/Title Office Shoe Repair Tailor Travel Agency Watch and Clock Repair 3. Conditional Uses Conditional uses shan be as adopted by Ordinance 21-02, the Dublin Transit Center Stage 1 Planned Development Zoning Development Plan (PA 00-013) and are as follows: Conditional Uses (the following would need to be aDoroved bv Hie Planning Commission): Bar Community Care Facility/Large Day Care Center Hospital/Mcdical Center Nightclub Religious Facility School/Private 4. Temporary Uses Temporary uses shall be as adoptcd by Ordinance 21-02, the Dublin Transit Center Stage I Planned Development Zoning Development Plan (P A 00-013) and are as follows: 3 PD, Plmlm:d Dt:vdopment Zl>ning District P A 03-058 DubJin TnlltSit Centel' Site B-2 Temporarv Uses: Sales Office/Model Home ComplexlRental Officc Temporary Construction Trailer 5. Accessory Uses Acccssory uses shall be as adopted by Ordinance 21-02, the Dublin Transit Centcr Stage 1 Planned Devclopment Zoning Development Plan (PA 00-013) and the Dublin Zoning Ordinance. 6. Dublin Zoning Ordinance - Applicable Requirements Except as specifically modified by the provisions of this PD, Planned Development Zoning District Development Plan, all applicable general requirements and procedures ofthc Dublin Zoning Ordinance shall be applied to the land uses designated in this PD, Planned Development Zoning District Development Plan. 7. Density & Affordability Site Area: Density: Numbcr of Units: Unit Types: Ap3rtnlÍmtTYpc Studio Flat 1 Bedroom Flat 1 Bcdroom Flat + den 2 Bedroom Flat ±3.5 7 acres (net) 70 dwclling units per acre (net) as distributcd within Dublin Transit Center Sitc B a maximum of 308 dwelling units Studio: ApartmentlFlat: Townhouse (walk-up): Apartn!~n~~ran SI, S2 & S3 AI, AH1S, A53, A53.J, A53.2, ASS.! & A55.2 A2 B2, B2.1, B2.2, B2.3, B2,?,ß2.6, B3 & B4 C2.1, C2.2, C2.3 & C3 TH1, TH1.2 & TH2 TH2.1 TH7.1 & TH7.2 3 Bedroom Flat 1 Bedroom Townhouse 2 Bedroom Townhouse 3 Bedroom Townhouse Total: Nott:: All units are t:quipptd to ¡)'(;(;ùTT~múd<lte il washer .í\nd dryer, 20 units 249 units 36 units No. of Units 20 121 1 1 UjRs~e net!! llliiréJoota e 522 sf - 644 sf 681 sf - 835 sf Bathrooms 2 112 877 sf 1,048 sf -1,315 sf 1 2 14 12 14 10 305 1,048 sf - 1,471 sf 877 sf - 1,364 sf 1,182 sf 1,655 sf -1,847 sf 2 or 2.5 1.5 2.5 3 Unit Affordability: ~~f:~~:~~ed 2 St::i;:":.::::) ~:dr::2 ~:dr::~: 3B:dr::i:s ;:~-~t:~itsl NOlI'::: TIle location of each affordable unit is 10 be <'Iet.crmil1çd by Community Dt:velúþment DireçtoT who may desib'1ll1te this task to thc' H'~-~s:ìng Specialist. 4 PD, Plalln¡;:d D~vc]opTl1cnt Zoníng District PA 03-0~8 Duhlin Tran!'iìt (:çnt!:r Sile B-2 8. Development Regulations Unless otherwise stated below, all development rcgu1ations in this Stage 2 Planned Development Zoning District are subject to the requirements of the R-M and comparable Commercial Zoning Districts. DevelîímentStal1!13rd Lot Area: Mï.Jlti"Fatfiif ResldelÍtiaJlAn~iIlïi >Cömmercial ±3.57 acres (nct) Lot Dimensions: Lot Width: Lot De th: Setbacks: 157 499 15 - 40 none 90.5 feet none required Rei ht Limits: Residential/Commercial Structure Parking Structure 5 stories over parking 62 feet - 5 inches 5 Yz stories 6 levels 1.5 s aces er 1,000 sf aces accs Re uired Parkin see discussion Residential Commercial Total Parkin Lot Covera e: 9. Parking/Garage and Loading at its widest oint alon Dublin Boulevard alon Iron Horse Parkwa alon Dublin Boulevard alon Iron Horse Parkwa rrom the center line of the Villa e Green along north-south drivewa A total of 543 parking stalls, either in the parking structure or on the street will be provided with the project. The parking structure will be able to accommodate 506 spaces. Primary access to the parking structure will be located from Iron Horse Parkway on the east side of the project. A secondary vebicular entrance/exit available from north-south driveway located between Sites B-1 and B-2 (west side of the projcct site). The additional 37 spaces will be provided as parallel parking along the surrounding streets - Iron Horse Parkway to the east. the north-south driveway to the west, and the street abutting the Village Green to the south. Based on recommendations from a parking analysis conducted for the project (see Omni- Means dated January 1, 2003), the amount of ground lcvel commercial parking and residential guest parking will vary during the peak hours of thc day. Therefore, a shared parking program will be employed which results in varying percentages and thc redesignation of spaccs throughout the day and evening for commercial customcrs and residential guests. The standards arc dcscribed as follows: 5 PD, Planned D~vdopmCTlt Znnin~ District P'A 03-058 Dublin TransitCcntA:r Site B-2 Residential Parking · All Residential uni ts will be assigncd at least onc space in the parking structure. · Residential "second-assigned spaces" will be assigned to the upper levels of the parking structure. · Sixty-five ground level and on-street spaces will be designated as shared parking with the retail uses between 7am and 12am. After 6 p.m., all ground floor parking within the structure will be designated for residential guest parking. Commercial Parking/Loading · During the hours of 7 a.m. and 6 p.m., commcrcial customer parking will be located on the surrounding streets. · Nine of the 47 ground floor spaces in the parking structure will be designated as employee parking with a time limit beyond 2 hours. If additional employee parking is necessary (exceeding the 9 designated spaces), the project management will issue controlled parking permits allowing employees to park for longer than 2 hours in any of the public spaces located in the guest parking area of the structure, on Iron Horse Parkway, or along the Village Green. · Two street side parallel parking spaces on Iron Horse Parkway will be designated as a commercial load zone between the hours of7 a.m. and 9 a.m. Security · For security purposes, thc parking structure gate on Iron Horse Parkway will open to the public at 7 a.m. and close when the last retailerlbusiness closes (time to be determined based on tenants). · The parking structure gatc on the north-south driveway wi1l open to the public at 7 a.m. and close at 12 a.m. However, overnight residential guest parking will bc permitted. · Residents, Police, and Fire Department will have 24-hour access to the parking garage. Parking/Garage and Loading shall be provided in accordance with the Dublin Zoning Ordinance standards and regulations, except as stated herein and as shown otherwise on the plans and exhibits prepared by GGLO, dated received October 25, 2004, and Landscape Plans prepared by The Guzzardo Partnership Inc., dated October 25, 2004, referred to as Project Plans labeled Exhibit A of Attachment 2 to the January 4,2005 City Council Agenda Statement, stamped approved and on file in the Plarming Department. The minimum number of parking spaces shaH be provided in accordance with Section 8 above. 10. Site Plan and Architecture This Development Plan applies to approximately ±3.57 net acres on the southwest comer of Dublin Boulevard and Iron Horse Parkway. The sitc slopes approximately 5 fcct from north to south. However, all residential finish floors will be at the same elevation throughout the building. The project is comprised ofresidentia1 uscs with ancillary or neighborhood-serving commercial uses: 6 PD. Planrjeù D~vdopment Zoning District PA 03~058 Dublin TI'.ansit Center Site B-2 Residential: A maximum of 308 residential apartments would be built within as-story structure (the project plans dated Octobcr 25, 2004 proposes 305 units). So as to prevent the parking structure from becoming a focal element, the building sections are linked together architecturally to wrap the six levels of structured parking. A 4-story row of 10 townhouses faces the Village Green at the south end of the project. Exterior decks along the rear portion of these units overlook one of two common area landscaped exteriorrecreational courtyards. The site layout providcs for 2 large courtyards enclosed on all 4 sides by the residential units and open to the sky. The northcrly courtyard serves as the front yard to the open patio spaces as well as opportunities for recreation. It includes an outdoor "cucina" or barbecue area, an exterior Bocce Ball court, and two landscaped spaces with opportunities for passive activities. The southerly courtyard includes the pool, spa, and connections to the fitness center and clubhouse for exclusive use by the residents. Both courtyards include shrub planting for screening and framing of architectural elements and trees to provide a human scale. Attached to the parking structure and facing onc of the courtyards, the main building lobby, pool courtyard, and enclosed residential recreational spaces (clubhouse and fitness area) would be accessed from a ground level entrance portal along Iron Horse Parkway. Pedestrian access is provided via portals on all sides of the building. With the exception of the Dublin Boulevard frontage, ground level units along the building perimeter will be provided with stoop entries elevated from 1 to 5 feet above the public way and tied directly to the sidewalk. They would be screened from the public way with landscaping or set back and separated ITom the public way by ITont courtyards. The units facing the courtyard with the pool will be elevated approximately 2'-6" feet above thc courtyard to create an effective buffer bctween those uses. Courtyards with passive recreational opportunities will be located approximately 6" to I' -0" below the residential finish floor elevations. All of the units will have balconies, decks, or patios. Ancillary Commercia]: Approximately 15,389 square feet of ancillary, neighborhood- serving commercial uses are allowed for development at the ground level along Iron Horse Parkway on the east side of th.e project. This space will include the leasing office for the rcsidentia1 portion of the project. Residents and guests will have access to the leasing office from cither the public way, from the pool courtyard, or from the ground-level parking garage. Access to thc rctail areas will be from the public way, or from the ground-level parking garage. Parking Structure: A six-level parking structure will be located in the center of the projcct and wrapped by the residential units so that it is hidden on all four sidcs. Half of the ground level will be at grade at one end of the project and subterranean at the other end. The sixth level wiJI be roof deck parking with railings at car height and pre-fabricated car ports. Residents will have direct access to the parking stmcture from residential corridors at levels 1 through 5 of the building. The corridor adjacent to the parking garage will be separatcd from thc parking garage by a sound-attenuating firc wall. Vehicular access to the parking structure will be from Iron Horse Parkway ami the north-south driveway along the wcsterly side ofthc 7 PD, Plannod Development ZooiTlg Di!'õtr1ct PA 03-05~ Dublin Transit Cçnt.c:r Site 9-2 site. Spaces assigned for guest and commercial LIse will be subject to a shared parking arrangement discussed below. The site layout and architectural design of this project will be consistent with the urban lifestyle and character of mixed uses planned for the Dublin Transit Center. The detailing of the retail storerronts, townhouse stoops, and urban landscape will accentuate enhanced pedestrian circulation and scale of this area. Attention has been paid to the massing of the building to reflect the image depicted in conceptual sketches found in the Stage I Development Plan. The architectural style is described by the project proponent as "Spanish Mission" with detailing reflective of styles that are prevalent in the City of Dublin. Exterior articulation and color palette area aimed at minimizing visual mass and scale. Rooflines are low-pitched hip roofs with concrete mission tiles. This material also is used on canopy or shed roof covers over townhouse stoops and some retail entrances. Exterior materials include cast stone veneer along the base and entries. Scored plaster and painted stucco [mishes are used on the upper stories. The project has two main entries and several secondary entries. An entry courtyard marked by a pedestrian portal and low staircase is located on the Dublin Boulevard fi-ontage. The main lobby entrance is accessed from Iron Horse Parkway. Secondary entrance portals leading to internal courtyards, corridors and/or elevator and stair platfonns are positioned on other sides or ends of the building. As with the primary entrance portals, the secondary entrance portals would be demarcated by archways of cast stone veneer clearly visible from public way. See attached plans and building elevations preparcd by GGLO, dated receivcd October 25, 2004, and Landscape Plans prepared by The Guzzardo Partnership Inc., dated October 25, 2004, referred to as Project Plans labeled Exhibit A of Attachment 2 to the January 4,2005 City Council Agenda Statement, stamped approved and on file in the Planning Department. Any modifications to thc project shall be substantially consistent with these plans and of equal or superior materials and design quality. 11. Preliminary Landscape Plan Thc landscape plan reinforces the urban dcsign intent by creating a pedestrian oriented perimeter with generous sidewalks, street tree planting, and enhanced paving patterns at key elements. Foreground planting rrames the front cntry stoops and anchors the privacy wall along Dublin Boulevard. This wall is reflected in the portal walls on the north-south driveway. The European plaza concept is realized on the north-south driveway with the inclusion of special paving patterns and pedestrian scaled street trees and pole lights. Thc Village Green will be dcveloped as part of this project in response to the need for public open spaee as stated in the Stage I Development Plan. The Village Green provides open space to serve the Transit Center community with room for active play, gardens, and seating areas. The Village Grccn is linked to the north-south driveway and Iron Horse Parkway via pedestrian paving patterns and pla~as flanked by 8 PD. Planned Developmcnt Zoning District PA 03-058 Dublin TransitCclltcr Sít~ B-2 accent trees on each end. The edge of the Village Green is delineated with sidewalks and street trees around the perimeter. See plans (Sheets 1.-1 through L-4) prepared by The Guzzardo Partnership Inc., dated received October 25, 2004 referred to as Project Plans labeled Exhibit A of Attachment Z to the January 4, 2005 City Council Agenda Statement, stamped approved and on file in the Planning Department. 12. Compliance with Stage 2 Planned Development Plans The project shaH substantially comply with the project plans and exhibits prepared by GGLO, dated and details received October 25, 2004, and Landscape Plans prepared by The Guzzardo Partnership Inc., dated October 25, 2004, referred to as Project Plans labeled Exhibit A of Attachment 2 to the January 4, ZOOS City Council Agenda Statement, stamped approved and on file in the Planning Department. Such project plans are incorporated by reference. Any modifications to the project shal1 be substantially consistent with these plans and of equal or superior materials and design quality. 9