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Home My WebLink AboutItem 4.02 Windstar Residential Dev CITY CLERK File # D~[5][?2]-[3][2] AGENDA STATEMENT CITY COUNCIL MEETING DATE: December 4, 2007 SUBJECT: ATTACHMENTS: 1) RECOMMENDATION: 1) ~ FINANCIAL STATEMENT: DESCRIPTION: P A 06-009 Windstar Stage 1 Development Plan Amendment and Stage 2 Planned Development Rezone for a 309-unit residential community. Report Prepared by Erica Fraser, Senior Planner 2) Ordinance rezoning the Project area and approving an amendment to the Stage 1 DevelQpment Plan and approving a related Stage 2 Development Plan (with the amended Stage 1 Development Plan attached as Exhibit A and the Stage 2 Rezone booklet attached as Exhibit B). November 20, 2007 City Council Agenda Statement (w/o attachments) . Waive Reading and Adopt Ordinance (Attachment 1) rezoning the Project area and. approving an amendment to the Stage 1 Development Plan and approving a related Stage 2 Development Plan (with the amended Stage 1 Development Plan attached as Exhibit A and the Stage 2 Rezone booklet attached as Exhibit B). No financial impact. Background The proposed Project is a 309-unit residential project located at 6600 Golden Gate Drive in the West Dublin BART Specific Plan area. The property is zoned Planned Development and has a General Plan land use designation of High Density Residential. The Project site is currently vacant. COPIES TO: Applicant/Property Owner File In House Distribution ITEM NO. '-f.z Page 1 of2 G:\PA#\2006\06-009 Windstar Condos - TMAP, SDR, PD\PD SDR Nov 2006\CC\CC Agenda Statement Second Reading.doc At the November 20, 2007 City Council meeting, the Council conducted a public hearing, waived the reading and introduced an Ordinance which would approve an amendment to the Stage 1 Development Plan and approve the Stage 2 Planned Development Rezoning. The City Council also adopted a Resolution approving the Mitigated Negative Declaration for the Project and a Resolution amending the West Dublin BART Specific Plan to increase the allowable density for the Project. At the Council meeting, three Council members voted in favor of the Project with two Council members voting against the Project. The Staff Report from the November 20,2007 City Council meeting is attached for additional information (Attachment 2). The main concern of the two dissenting Council members was the provision of parking. While the Planned Development allows an Applicant to create the regulations for the site, the number of parking stalls that will be provided for the Project is less than what the Zoning Ordinance currently requires. The total number of resident parking stalls (411) will meet the requirements of the Zoning Ordinance, however, the number of guest stalls (67) is lower than what is currently required by the Zoning Ordinance. Although the Zoning Ordinance includes parking requirements for multi-family projects, the Zoning Ordinance does not address urban, transit oriented developments (transit oriented development). The requirements of the Zoning Ordinance are based on the types of Projects that were commonly found in the City at the time the Zoning Ordinance was adopted, which were more suburban in nature and removed from transit opportunities (i.e. BART) and services (i.e. shopping, restaurants, etc.). Due to the nature of this development and the close proximity to BART and office and retail uses, it is likely that parking demand related to the Project will be lower than what is typically found in remote residential developments. Additionally, a parking reduction was approved for the adjacent AMB Project and parking reductions were approved for the approved residential developments that comprise the Transit Center adjacent to the existing Dublin/Pleasanton Station based on the information regarding parking demand for transit-oriented developments which was included in the Transit Center EIR. Transit opportunities exist in the project area above what is found in a typical suburban development. The new West Dublin BART Station is located in close proximity to the project site. Additionally, retail, service, the Stoneridge Mall, restaurants and a Grocery Store are all located within walking distance (1/4 mile or less) of the project site. By locating the Project where these services can be easily accessible by walking or by bicycle, the need for a vehicle is further reduced. Job opportunities are also located in the surrounding areas which are easily accessible by bus, walking or by bicycle. CONCLUSION: On November 20, 2007, the City Council introduced an Ordinance rezoning the property and approving an amendment to the Stage 1 Development Plan and adopting the Stage 2 Planned Development Plan, adopted a Resolution approving the Mitigated Negative Declaration and a Resolution amending the Specific Plan to increase the allowable density for the Project. RECOMMENDATION: Staff recommends that the City Council: 1) Waive Reading and Adopt Ordinance (Attachment 1) rezoning the Project area and approving an amendment to the Stage 1 Development Plan and approving a related Stage 2 Development Plan (with the amended Stage 1 Development Plan attached as Exhibit A and the Stage 2 Rezone booklet attached as Exhibit B). Page 2 of2 1lft ORDINANCE NO. 07-XX AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN ************* APPROVING A PD-PLANNED DEVELOPMENT REZONING TO AMEND THE ADOPTED STAGE 1 DEVELOPMENT PLAN AND ADOPT A STAGE 2 DEVELOPMENT PLAN FOR THE WINDSTAR PROJECT (APN 941-1500-046-01) P A 06-009 THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS: Section I. RECITALS A. By Ordinance No. 8-04 the City Council rezoned the approximately 7.26-acre area known as 6600 Golden Gate Drive to the Planned Development Zoning District (PA 03-033) and adopted a Stage 1 Development Plan for the site (APN 941-1500-046). B. This Ordinance adopts an amendment to the Stage 1 Development Plan approved III Ordinance No. 8-04 by the City Council on March 16, 2004. C. This Ordinance also adopts a Stage 2 Development Plan for a portion of 6600 Golden Gate Drive for the Project known as ~indstar. Section '2. FINDINGS AND DETERMINATIONS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows: 1. The Windstar Project Planned Development Zoning, including an amended Stage 1 Development Plan and a Stage 2 Development Plan, meets the purpose and intent of Chapter 8.32 because: it provides a comprehensive development plan that is tailored to the residential land use proposed on the Project site and creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design, which is adjacent to Golden Gate Drive and St. Patrick Way and is in close proximity to Dublin Boulevard, the 1-580 freeway and the West Dublin BART Station. 2. The PD rezoning with amended Stage 1 Development Plan and the Stage 2 Development Plan for Winds tar will be harmonious and compatible with existing and pntential development in the surrounding area in that: 1) the land uses and site pi....._. establish a residential development; 2) the proposed project is consistent with the type of development, high-density residential, envisioned in West Dublin BART Specific Plan and the Stage 1 Development Plan, as amended; 3) the project site has been designed to reduce impacts on the future adjacent residential development (AMB development) and to be compatible with the community- serving retail and offices in the vicinity; 4) the project site includes attractive landscaping and site elements including a location for public art, street trees and light fixtures to create an attractive landscape palette for the site and create a pedestrian friendly environment on Golden Gate Drive and St. Patrick Way; 5) the residential development has been attractively designed . . j'~m.~4'7.- 1~4Io7~ Page 1 of7 ATTACHMENT 1 (f c\ R~4k and is compatible with the neighborhood in which it is located. and 6) the development has been designed to locate unsightly uses away from the adjacent future 'residential development. B. Pursuant to Section 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows: 1. The PD rezoning with amended Stage 1 Development Plan and the Stage 2 Development Plan for Windstar will be harmonious and compatible with existing and potential development in the surrounding area in that: I) the land uses and site plan establish a residential development; 2) the proposed Project is consistent with type. of development, high-density residential, envisioned in the West Dublin BART Specific Plan and the Stage I Development Plan, as amended; 3) the Project site has been designed to reduce impacts on the future adjacent residential development (AMB development) and to be compatible with the community- serving retail and offices in the vicinity; 4) tp.e Project site includes attractive landscaping anq site elements including a location for public art, street trees and light fixtures to create an attractive landscape palette for the site and create a pedestrian friendly environment on Golden Gate Drive and St. Patrick Way; 5) the residential development has been attractively designed and is compatible with the neighborhood in which it is located; and 6) the development has been designed to locate unsightly uses away from the adjacent future residential development. 2. The Project site is physically suitable for the type and intensity of the zoning district being proposed because: I) the Project site will have a density of 84 units per acre which is consistent with the General Plan land use category of High-Density Residential which permits 25.1 units. or more per acre and the amended Residential land use designation of the West Dublin BART Specific Plan; 2) the proposed Project will include a High-Density Residential project which is consistent with the General Plan land use designation of High-Density Residential; 3) the Project site was previously developed, but is currently vacant; 4) the site is flat and accessible by Golden Gate Drive an existing street and the extension of St. Patrick Way, which will be constructed adjacent to the site; and 5) the site is near 1-580 and the future West Dublin BART station and is appropriately sited for infill high-density and transit- oriented development, and is therefore physically suitable for the type and intensity of the proposed Planned Development Zoning district. 3. The PD reznning with amended Stage 1 Development Plan and 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 because: the Project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures. 4. The PD rezoning with amended Stage 1 Development Plan and the Stage 2 Development Plan is consistent with the Dublin General Plan and West Dublin BART Spec(fic Plan because: .1) the proposed amendment to increase' the number of residential dwellings on the site is consistent with the allowable General Plan High Density Residential uses and density,; 2) the proposed increase in the number of units permitted on the site is consistent with the goal of the West Dublin BART Specific Plan which seeks to locate residential dwellings in close proximity to transit opportunities and jobs thereby creating a transit oriented development, and which envisions a high-density residential project on the Project site; and 3) the Windstar development includes an attractive development with a new building and landscaping which will promote visual interest of the site from the adjacent properties and the street and will promote a pedestrian friendly environment once the project is complete. Page 2 of7 3~~ C. Pursuant to the California Environmental Quality Act, the City Council finds as follows: 1. Pursuant to the California Environmental Quality Act (CEQA), a Mitigated Negative Declaration has been adopted for the Project (Resolution 07-52) incorporated herein by reference). Section 3. ZONING MAP AMENDMENT. Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Dublin Zoning Map is amen<;led to rezone the following property ("the Property") to a PD-Planned Development district: 3.66::t net acres within Lot D of Parcel Map 4224 for PA 06-009 (APN 941-1500-046-01) located at 6600 Golden Gate Drive. A map of the rezoning area is shown below: Section 4. PLANNED DEVELOPMENT DISTRICT DEVELOPMENT PLANS The regulations for the use, development, improvement, and maintenance of the Project area are set forth in the Stage 1 Development Plan adopted through Ordinance 8-04 and as amended below, which amendments are hereby approved, and set forth in the Stage 2 Development Plan below, which is hereby approved. Any amendments to the Development Plans shall be in accordance with Section 8.32.080, Planned Development Zoning District, of the Dublin Municipal Code or its successors. PD-Planned Development Zoning District Amended Stage 1 Development Plan and Stage 2 Development Plan Winds tar (P A 06-009) This is an amended Stage I Development Plan and a Stage 2 Development Plan pursuant to Chapter 8.32, Planned Development Zoning District, of the Dublin Zoning Ordinance for the Windstar portion of 6600 Page 3 of7 If ~Lf' Golden Gate Drive, consisting of 3.66 acres. The amended Stage I Development Plan and the Stage 2 Development Plan for the Windstar Project were processed concurrently. Amended Stae:e 1 Development Plan. The Stage I Development Plan is approved through Ordinance 8- 04, except as specified below. 1. Stage 1 Proposed Density and Maximum Number of Residential Dwellings. The Stage I Development Plan is amended to increase the allowable density on the site to' 84 units per acre and allow a maximum of309 units to be constructed. . 2. Stage 1 Site Plan. The Stage 1 site plan is amended as shown below. 3. General Plan and Specific Plan Consistency. The Windstar Project includes an amendment to the West Dublin BART Specific Plan. The Development Plan as amended remains consistent with the West Dublin BART Specific Plan. Stae:e 2 Development Plan. Refer to the Project plans labeled as Exhibit B to this Ordinance, received by the Planning Division on October 26,2007 and prepared by MVE Studio and The Guzzardo Partnership. 1. Statement of Compatibility with the Stage 1 Development Plan. An amended Stage 1 Development Plan was processed concurrently with the Stage 2 Development Plan, and approved as set forth earlier in this Ordinance. The Stage 2 Development Plan is consistent with the Stage 1 Development Plan as amended. 2. Statement of Proposed Uses. The uses for the site are as follows: Page 4 of7 t) ~ 4t~ A. Permitted Uses Permitted uses for Windstar are as follows: Accessory Structures and Uses (as permitted for the R-M Zoning District in the Zoning Ordinance) Community Care Facility/Small Horrt~ Occupations (per Chapter 8.64 of the Dublin Zoning Ordinance) Multi-Family Dwelling Parking Garage Private Recreation Facility (for homeowner's association and/or tenant's use) including a pool, workout facility and clubhouse Small Family Daycare/Home All other uses which the Community Development Director deems similar to the above uses or uses permitted under the R-M Zoning District B. Conditional Uses Conditional uses for Windstar are as follows: Community Care Facility/Large Large Family Day Care Home All other uses which the Community Development Director deems similar to the above uses or uses permitted under the R-M Zoning District C. Temporary Uses Temporary Uses shall be and are as follows: SalesOffi'ce/Model Home Complex Rental Office Temporary Construction Trailer All other uses determined by the Community Development Director to be temporary in nature and permitted by the Zoning Ordinance with a valid Temporary Use .permit 3. Stage 2 Site Plan. The Stage 2 Site Plan follows. $, Page 5 of7 ro ~ Itk 4. Density and Site Area. The density and site are for the Project site follows. Site Area: Density: Number of Units: Unit Types: :1:3.66 acres (net) 84 dwelling units per acre (net) . 309 dwelling units One Bedroom: Two Bedroom: Three Bedroom: 207 units 87 units 15 units 5. Development Regulations. The development regulations for Winds tar are shown below. Unless otherwise stated below, all development regulations in this Stage 2 Planned Development Zoning District are subject to the requirements of the R-M Zoning District. . Development Standard Multi-Family Residential/Ancillary Commercial Lot Area: ::t3.66 acres (net) Lot Dimensions: Lot Width: 420 feet along St. Patrick Way Lot Depth: 355 feet along Golden Gate Drive Setbacks: 8 feet (minimum) along St. Patrick Way 8'10 feet (minimum) along Golden Gate Drive 70 feet along the west property line 35 feet along the southern property line Height Limits: Residential/Commercial 6 stories Structures 65 feet . Page 6 of7 / ~/~h Required Parking:* Residential 411 spaces Guest Parking 68 spaces Total Parking provided 479 spaces 6. Site Plan and Architecture. See Project Plans labeled as Exhibit B to this Ordinance. 7. Preliminary Landscape Plan. See Project Plans labeled as Exhibit B to this Ordinance. Section 5. EFFECTIVE DATE AND POSTING OF ORDINANCE This Ordinance shall take effect and be in force thirty (30) days from 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, APPROVED AND ADOPTED BY the City Council of the City of Dublin, on this 4th day of December 2007 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:\PA#\2006\06-009 WindstarCondos - TMAP, SDR, PD\PD SDR Nov 2006\CC\CC Ordinance PD,DOC Page 7 of7 ~ C ~I~ 'I .. n: 11111- () I C.I [) 1 ~l g C e!UJoJ!le) 'U!lqnO '" 0''''' 0 "- .. ~ ii: 81;; Ii E <( ',! 'II Q, l- iiii' i .. C'-..I l:ll Ort"l II: .0 ..2tj .. C N- 1 -\~ ~~ llli;i j 0 .. .- .....'" I .- Q, ~O I ~ .S IHV'8 uo~ueseald / U!lqna ~saM '^ III Ij!h!! ~ ~ - ... c!l.~ '" \II I~ 00 :I'g - 'gO z !.Il11! !f .. 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"vlG v., 1:'1 ,,'O",vG ,,~-,I/: "vlG v-,<:I \Y , " 11',1:'1 ,,~',GI 't o tJ $ ~~D z~~ a::::1!:cij wO 1-0 UJa: <0 :::1!:W CD \Y , a ,. S2 ff\ , :::1!: ill "vlG 9.,11 ,,1:'/1 G-,~ "vlG 10-,11 ,,0-,9 CITY CLERK File # O[i]EJEJ.[!]1Ol 1/ 0 ...5T 46'0 ...~o '/-f) 1lfh AGENDA STATEMENT CITY COUNCIL MEETING DATE: November 20, 2007 SUBJECT: ATTACHMENTS: PUBLIC HEARING: P A 06-009 Windstar Mitigated Negative Declaration, West Dublin BART Specific Plan Amendment, Stage 1 Development Plan Amendment and Stage 2 Planned Development Rezone for a 309-unit residential community. . Report prepared by Erica Fraser, Senior Planner 1) Resolution approving a Mitigated Negative Declaration for the Windstar Project with the Mitigation Monitoring Program attached as Exhibit A and the Responses to Comment Received on the Mitigated Negative Declaration attached as Exhibit B. 2) Resolution approving an amendment to the West Dublin BART Specific Plan related to the Windstar Project. 3) Ordinance rezoning the Project area and approving an amendment to the Stage 1 Development Plan and approving a related Stage 2 Development Plan (with the amended Stage 1 Development Plan attached as Exhibit A and the Stage 2 Rezone booklet attached as Exhibit B). 4) City Council Resolution 30-04. , 5) February 13, 2007 PUmning Commission Study Session Agenda Statement (without Attachments). 6) Minutes from the February 13,2007 Planning Commission Study Session. 7) MinutesJrom the June 5,2007 City Council meeting. _ 8) October 23,2007 Planning Commission Agenda Statement (without Attachments ). 9) Draft Minutes from the October 23,2007 Planning Commission meeting. 10) Mitigated Negative Declaration (qty Council only). ., 11) Planning Commission Resolution recommending that the City Council approve a Mitigated Negative Declaration for the Windstar Project. 12) Planning Commission Resolution recoinmending that the City Council approve an amendment to the .West Dublln BART Specific Plan related to the Windstar Project. 13) Planning Commission Resolu~iQn recommending that the City Council" adopt an Ordinance rezoning the Project area and approving an amendment to the Stage 1 Devel9pment Plan and approving a related Stage 2 Development Plan. ATTACHMENT 2 COPIES TO: Property Owner/Applicant File , Page 1 of7 G:\PA#\2006\06-009 Windstar Condos - TMAP, SDR, PD\PD SDR Nov 2006\CC\CC Agenda Statement- continued.doc L RECOMMENDATION: ~ f# PROJECT DESCRIPTION: .14) Planning Commission Resolution approving the Site Development/ L ni,; r Review for the Windstar Residential Community. Lf ~ ~ t/~ 1) Receive Staff presentation; c 2) Open the public hearing; , 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; 5) Approve Resolution (Attachmentl) approving a Mitigated Negative Declaration for the Windstar Project with'the Mitigation Monitoring Program attached as Exhibit A and the Responses to Comment Received on the Mitigated Negative Declaration attached as Exhibit B; 6) Approve Resolution (Attachment 2) approving an amendment to the West Dublin BART Specific Plan related to theWindstar Project; and 7) Waive reading and Introduce Ordinance (Attachment 3) rezoning the Project area and approving an amendment to the Stage 1 Development Plan and approving a related Stage 2 Development Plan (with the amended Stage 1 Development Plan attached as Exhibit A and the Stage 2 Rezone booklet attached as Exhibit B). The proposed Project is a 309-unit residential project located at 6600 Golden Gate Drive in the West Dublin BART Specific Plan area. The property is, zoned Planned Development and has a General Plan land use designation of High Density Residential. The Project site is currently vacant. The location of the Windstar Project site is shown below. Page 2 of7 BACKGROUND: . J-fd-. 0{ Lfh On December 19, 2000, the City Council adopted a Resolution approving the West Dublin B~T Specific Plan which rezoned the plan area to encourage high-intensity mixed-use!development. On March 2, 2004, the City Council approved Resolution 29-04 adopting an addendum to a Negative Declaration to the Downtown Specific Plan and the Supplemental Environmental Impact Report for the West DublinIPleasanton BART Station and Transit Village Project for the Stage I Development Plan for this Project. At the same meeting, the City Council also approved Resolution 30-04 (Attachment 4) which waived the requirements of the City's Inclusionary Zoning Regulations for the site. On March 16,2004, the City Council adopted Ordinance 8-04 amending the West Dublin BART Specific Plan to increase the density on the site to allow up to 210 dwelling units. On February 21, 2006, the Community Development Director approved Tentative Parcel Map 8993 to subdivide 6600 Golden Gate Drive into two properties. One parcel is for the Windstar Project and the second parcel was created for the future hotel development. On February 13, 2007, the Planning Conn:nission held a Study Session t6 discuss the layout, design and , parking for the Windstar Project. The Agenda Statement (Attachment 5) and the minutes (Attachment 6) from this Study Session are attached. , ' In Ml:iY 2007, (following the Planning Commission Study Session) the Applicant submitted a revised application requesting an increase in the allowable density on the site, from the 210 units currently allowed by the Specific Plan, to 309 units on the Project site. On June 5, 2007, the City Council (minutes included as Attachmement 7) authorized the initiation of a West Dublin BART Specific Plan amendment study to increase the total number of units allowed on the Windstar site from 210 units to 309 units (an increase of99 units). On June 19, 2007 the City Council authorized a contract with RBF Consulting for the preparation of a Comprehensive Downtown Specific Plan, which combines the Downtown Core, Dublin Downtown, Village Parkway, West Dublin BART and San Ramon Specific Plans into one Specific Plan. Preparation of the Comprehensive Specific Plan is underway and completion is ~.r 'icipated in the Fall of 2008. On October 23, 2007, the Planning Commission reviewed the Windstar project during a Public Hearing. At the Hearing, the Planning Commission discussed the Project's architecture, layout and parking (Agenda Statement is included as Attachment 8 and the draft minutes are included as Attachment 9) and approved the Site Development Review subject to the inclusion of five additional conditions included at the Public Hearing (Conditions 27-'31 in Attachment 14). During the Hearing, the Planning Commission expressed some concerns regarding the architecture of the building and requested some minor changes be made. The Planning Commission also expressed a concern regarding the provision of parking and guest parking on the site. For a detailed discussion on the parking, please refer to pages 5-6 of this Agenda Statement. During the Hearing, the Planning Commission also adopted Resolutions recommending the City Council adopt the Mitigated Negative Declaration (Attachment 11), approve the amendments to the West Dublin BART Specific Plan (Attachment 12) and adopt an Ordinance rezoning the Project area and amending the adopted Stage 1 Development Plan and approving a related Stage 2 Development Plan (Attachment 13). On November 6, 2007, the City Council opened the Public Hearing for Windstar and continued the hearing to the November 20, 2007 City Council meeting at the request of the Applicant. Page 3 of7 ANALYSIS: West Dublin BART Specific Plan Amendment Lf31Lf~ The project site is located within the West Dublin BART Specific Plan area,'a planning area in the City's downtown. This Specific Plan was adopted by the City of Dublin on December 19, 2000, for the purpose of directing the land use, circulation, infrastructure and development for 71.40 acres of land located in the central portion of Dublin, west of the 1-680 freeway and north of the 1-580 freeway. The West Dublin BART Specific Plan area allows for the development of a range of residential, commercial office, retail, employment and public/quasi-public uses. . - - Windstar has proposed a 309-unit residential project on a 3.66-acre vacant site at 6600 Golden Gate Drive in the West Dublin BART Specific Plan area. The property has a General Plan land use designation of High Density Residential (25.1 + dwelling units per acre), and a West Dublin BART Specific Plan land use designation of Residential (which currently allows 30-58 dwelling units/acre). Because the West Dublin BART Specific Plan currently limits the maximum number of units permitted on the site to 210 dwelling units, the Applicant is requesting a Specific Plan Amendment to increase the maximum density range to permit the proposed 309-unit Project (the applicable General Plan designation of High Density Residential has no maximum range; therefore, the General Plan is not required to be amended). The development of the site at 6600 Golden Gate Drive plays an integral part in financing the construction of the West Dublin BART Transit Station. The parking garage for the future BART station is currently under construction and construction of the station is anticipated to begin shortly. The Windstar Project is anticipated to be the first private project under construction in the area and could act as a stimulus for redevelopment in the Specific Plan area. The West Dublin BART Specific Plan designates the Project site as Residential which permits a density range of 30 to 58 residential .units per acre. As proposed, the Applicant is requesting'an amendment to the Residential land use designation in the Specific Plan to increase the maximum permitted number of units in the Residential land use category from 58 to 84 units per acre to allow the construction of the "proposed Windstar Project with 309 dwelling units, which would constitute amaximum density of 84 units per acre. The proposed increase in the allowable density for the Residential land use designation will only affect the Windstar property because the Windstar property is the only site with the Residential land use designation in the West Dublin BART Specific Plan area at this time. ' The Specific Plan is proposed to be amended as follows: . On page 11, Objective 7.2, increase the maximum allowable density to 84 units per acre; . On page 33, Table 5, change the Residential category to allow up to 84 units per acre and 309 units on 3.66 acres; and . On page 41, under Section 5.2, change the Residential land use category to permit between 30 to 84 dwelling units per acre. Stage 1 Development Plan Amendment The Applicant has requested an amendment of the Stage 1 Development Plan for the site. The amendment is necessary to allow the Applicant to increase the total number of permitted units on the site from 210 units to 309 units. The increase in the total number of units does not significantly impact the site layout of the Project; rather the increase in the total number of units will result in one additional story on the site (the height of the building will increase from five stories to six stories). . Page 4 of7 Stage 2 Planned De:relopment Rezone, l1lf 11{& The Applicant has proposed a PD Planned Development District rezoning for the site. The existing zoning of the property is PD Planned Development Stage 1 Development Plan. Chapter 8.32 of the Dublin Zoning Ordinance establishes the intent, purpose and requirements of the Planned Development District. The intent of the Planned Development District is to create a more desirable use of the land, a more coherent and coordinated development, and a better physical environment that would otherwise not be achieved under a single zoning district or combination of zoning districts. A Development Plan is required pursuant to the Zoning Ordinance, which establishes. regulatio~.s for the use, development, improvement and maintenance of the property within the Planned Development Zoning District. The Zoning Ordinance also requires the adoption of both' Stage I and Stage 2 Development Plans with the reclassification of the property to the Planned Development Zoning District. The Applicant is requesting approval of a Stage 2 Development Plan for the specific development of the subject site at this time. The Stage 2 Development Plan/Project Plans for the Project can be found in Exhibit B of Attachment 3. The applicable regulations for the project can be found in the Ordinance included as Attachment 3. Applicable regulations adopted as part of this Ordinance include the parking ratio for the site, maximum height and setbacks. These regulations can be found on pages 6-7 of Attachment 3. The height, setbacks and general layout of the project are consistent with the West Dublin BART Specific Plan.,}' Parking The Planned Development includes guest parking which is lower than what is required by the Zoning Ordinance. At the October 23, 2007 Planning Commission meeting, the Commission discussed the provision of parking on the project site. After considerable discussion about the adequacy of the parking provided for: the Project, the Planning Commission determined that due to the nature of the Project, a . transit-oriented development in close proximity to the BART Station and other transit opportunities as welLas services including retail, restaurants and the Safeway grocery store, that an overall parking ratio of 1.55 parking stalls per unit was acceptable. The Applicant originally proposed 24 additional parking spaces for the resident stalls (over what is required by the Zoning Ordinance). At the meeting; the. Planning Commission requested that those stalls be designated for guests rather than residents. The Planning Commission added a Condition of Approval to the project which required the Applicant to lower the number of resident stalls and increase the number of guest parking stalls on the site., The ' following table provides information on the proposed parking, as conditioned by the Planning Commission, for the site: Required No. of No. of Stalls as Modified by the Stall Type Stalls (Zoning Planning Ordinance) Commission Private 411 , 411 Guest 155 68 Total 566 '.' 479 Two other conditions were also included in the Site Development Review by the Planning Commission. Condition of Approval No. 28 requires that the Applicant provide proof (in the form of a lease or other document) which shows that the resident parking stalls will be assigned to residents. Condition of Page 5 of7 Approval No. 29 requires the Applicant to look into the feasibility of having a flex car on sitlf~~ar~ G is a car that can be used by the residents when transit is not a viable option. By offering a flex car on-site, residents may opt not to have a car because one is available for use when they need it. Additionally, resident parking (and 24 stalls of the guest parking) will be located behind a secured gate. The gate will ensure that the parking stalls are open to the residents and invited guests only. Additionally, because this is an open garage and the site will be managed by a management company, this will ensure that residents are using their parking spaces to park their cars, rather than to store personal items. In this case, the proposed guest parking reduction is warranted due to the design of the Project as a Transit-Oriented Development (TOD) with a BART Station in :close proximity. The typIcal parking ratio for Transit-Oriented Developments in California is 1.41, which includes resident and visitor parking. East Bay Transit-Oriented Developments tend to have much lower parking supply ratios. For example, the Pleasant Hill BART TOD has a ratio which ranges from 1.08 to 1.5 parking spaces per unit (based on the project) and the Alameda County BART TOD has a ratio of 1.31 parking spaces per unit. The Stage 1 Development Plan for Transit Center, located near the East Dublin BART Station, established the parking ratio for residential parking at 1.5 parking spaces per unit. While many of the Transit Center projects are still under construction, residents have begun moving into Transit Center and staff has not heard any information that indicates any issues with parking. A Triggering Analysis was prepared by TJKM and was included in the Mitigated Negative Declaration for the Project. The Analysis includes a discussion of the proposed number of parking spaces. In the Analysis, TJKM states that a parking ratio of 1.55 parking stalls would be adequate to serve the residential development due to the close proximity of transit opportunities as well as services and jobs. Due to the nature of this development and the close proximity to BART and office and retail uses, it is' likely that parking demand related to the Project will be lower than what is typically found in remote residential developments. Additionally, a parking reduction was approved for the adjacent AMB Project and parking reductions were approved for the approved residential developments that comprise the Transit Center adjacent to the existing Dublin/Pleasanton Station based on the information regarding parking demand for transit-oriented developments which was included in the Transit Center EIR. Transit opportunities exist in the project area above what is found in a typical suburban development. The new West Dublin BART Station is located in close proximity to the project site. Additionally, retail, service, the Stoneridge Mall, restaurants and a Grocery Store are all located within walking distance (1/4 mile or less) of the project site. By locating the Project where these services can be easily accessible by walking or by bicycle, the need for a vehicle is further reduced. Job opportunities are also located in the surrounding areas which are easily accessible by bus, walking or by bicycle. Mitigated Negative Declaration In accordance with CEQA, the City prepared a Mitigated Negative Declaration to review any impacts associated with the proposed increase in the total number of units allowed on the site. The Mitigated Negative Declaration identified several potential impacts related to traffic and parking. Mitigation measures were identified to reduce those impacts to a less than significant level and are included in the Mitigated Negative Declaration. The Mitigated Negative Declaration relies on the 1990 Dublin/Pleasanton Extension Project EIR (SCH#1989011009), 2001 Dub1in/Pleasanton BART Station and Transit Village SEIR (SCH#2000042058), the 2000 West Dublin BART Specific Plan Negative Declaration and the 2004 Addendum to the Specific Plan Negative Declaration and the Transit Village SEIR. The Mitigated Negative Declaration was circulated for Public Review from July 20, 2007 through August Page 60f7 21, 2007. During the Public Review comment period, the City received one comment lettertt-~m ~, ttb California Department of Transportation (Caltrans). A response to the comment letter is included as Exhibit B to Attachment 1. A Resolution- approving the Mitigated Negative Declaration and the Mitigation Monitoring Program (Exhibit A) is included as Attachment 1 for the City Council's consideration. CONCLUSION: The Applicant is requesting approval of a 309-unit residential project. The residential project is a high intensity transit-oriented development which will take advantage of the future West Dublin/Pleasanton BART Station and the proximity of services in the area. The proposed development will have a modern design with industrial influences which will be attractive, will promote a pedestrian friendly environment , and will be compatible with approved and future development in the area. The site layout and design of the development is compatible with the West Dublin BART Specific Plan. Approval of this Project and construction of the community will implement the City's goal of creating a transit-oriented development in this area. ' RECOMMENDATION: Staff recommends that the City Council: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; 5) approve Resolution (Attachment 1) approving a Mitigated Negative Declaration forthe Windstar Project with the Mitigation Monitoring Program attached as Exhibit A and the Responses to Comment Received on the Mitigated Negative Declaration attached as Exhibit B; 6) Approve Resolution (Attachment 2) approving an amendment to the West Dublin BART Specific Plan related to the Windstar Project; and 7) Waive reading and Introduce Ordinance (Attachment 3) rezoning the Project area and approving an amendment to the Stage 1 Development Plan and approving a related Stage 2 Development Plan (with the amended Stage 1 Development Plan attached as Exhibit A and the Stage 2 Rezone booklet attached as Exhibit B). Page 7 of7