HomeMy WebLinkAboutItem 6.1 Avalon Bay
CITY CLERK
File # D~[JJ[Õ]-aJl2iI
(Jo -(PO
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: January 4,2005
PUBLIC HEARING: PA 03-058 Dublin Transit Center Site B-2,
Avalon Bay Communities, Inc., Stage 2 Planned Development Rezoning,
Site Development Review, and Development Agreement
Report Prepared by. Mamie R. Nuccio, Assistant p¡anne~
SUBJECT:
ATTACHMENTS:
RECOMMENDATION:
~
FINANCIAL STATEMENT:
1.
Ordimmce -05 adopting a Stage 2 Planned Development Zoning
Development Plan, with Development Plan attached as Exhibit A.
Resolution -05 approving Site Development Review, with project
plans attached as Exhibit A.
Ordinance _-05 adopting a Development Agreement, with
Development Agreement attached as Exhibit A.
Dublin Transit Center Project Area Map
Planning Commission Resolution 04-64 recommending City
COUI1cil approval of a Stage 2 Planned Development Rezoning.
Planning Commission Resolution 04-66 reftming decision-making
authority and recommending City Council approval of Site
Dcvelopmenl Rcview.
Planning Commission Resolution 04-_ recommending City
Council approval of a Development Agreemcnt.
Vesting Tentative Tract Map 7525
Planning Commission Staff Report dated November 9, 2004,
without attachments.
Planning Commission Meeting Minutes of November 9,2004.
2.
3.
4.
5.
6.
7.
8.
9.
10.
1.
2.
3.
4.
5.
6.
Open Public Hcaring
Receive Staff Presentation
Receive Public Testimony
Close Public Hcaring
Deliberate
Waive Reading and Introducc Ordinance adopting a Stage 2 Planncd
Development Zoning, with Development Plan attached as Exhibit A.
Adopt Resolution approving 03-058 Dublin Transit Centcr Site B-2,
Avalon Bay Communities, Inc., Site Dcvelopment Rcview, with
projcct plans attached as Exhibit A.
Waive Reading and Introducc Ordinance adopting a Developmenl
Agrcement, with Dcvelopment Agrcement attachcd as Exhihit A.
7.
8.
No financial impact.
------------------~----------~-----~.---------~------------------------_.---------------------_._----~-------
,O[)'t
COPIES TO: Applicant
Property Owner
ITEMNO.~
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PROJECT DESCRIPTION:
Baekl!:round
In December 2002, the City COUI1CiJ adopted Resolution 216-02 approving a General Plan/Eastern Dublin
Specific Plan Amendment; Ordinance 21-02 approving a Stage I Planned Development Zoning; and,
Resolution 02-40 approving Tentative Parcel Map 7892, for the Dublin Transit Center, located generally
between the Iron Horse Trail to the West, Dublin Boulevard to the North, Amold Road to the East, and
the DublinIPleasanton Bay Area Rapid Transit (BART) Station to the South. A Master Development
Agreement for the Dublin Transit Center was adopted by Ordinance 5-03 in May 2003 and together with
the approved General Plan/Eastern Dublin Spccific Plan Amendment, Stage I Planned Development
Zoning, and Vesting Tentative Tract Map established the land use approvals for the future development of
the sitc.
Thc Dublin Transit Center project area includes the future development of 1,500 residential units on Sites
A, Band C; 2-million square feet of campus office on Sites D and E; and 70,000 square feet of aneillary
retail uses to bc dispersed between Sites B-E. Open spaec will be provided by a 12.20 gross acre park,
located on Site F and a I-acre Village Green located between Sites Band C. Thc Transit Center project
area also includes 8.65 gross acres of public/semi-public uses including the future BART parking garage,
PG & E substation, and surface BART parking (See Attachment 4).
Previous Proieet Approvals
On May 5,2004, a Vesting Tentative Parcel Map was approved by the Community Developmcnt Director
to subdivide Dublin Transit Center Site A into three project areas, Sites A-I, A-2 and A-3. In April 2004
EAH, Inc. receivcd approval to develop Site A-2 with 112 affordable apartment units for very-low and
low-income households; construction is expected to commence in mid-2005. The remainder of the
Dublin Transit Center project area is currently undeveloped with the exception of existing surface parking
for BART patrons.
The Site B-2 Proiect
The proposed Dublin Transit Center Site B-2 ("Project") ineludes a Vcsting Tentative Tract Map, Stage 2
Platmed Development Rezoning, Site Development Review, and Development Agreement for the
construction of a 305-unit apartment community on approximately one-half of Site B; the remainder of
Site B is planned to be developed with 257 condominium units by D.R. Horton whose applieation for
Stage 2 Planned Devclopment Rezoning and Site Development Review is schedulcd for the same City
Council Meeting as Avalon Bay Communities.
Plannine Commission Hearinl!:s
At the November 9, 2004 Planning Commission meeting, the Commission heard a request ftom Avalon
Bay Communities for a Vesting Tentative Tract Map, Stage 2 Planning Development Rezoning and Site
Development Review. In accordance with the City's Subdivision Ordinance, which gives the Planning
Commission hearing jurisdietion over tract maps, the Commission reviewed and approved the Vesting
Tentative Tract Map. The Planning Commission also reviewed and recommcnded City Council approval
ofthe Stage 2 Planned Development Rezoning (See Attaehment 5) and transferred hearing jurisdiction on
the Site Development Review request, with comments (See Attaclunents 6 and 10). The Planning
Commission transferred hearing jurisdiction to the City Council because, as part of the 2004-2005 Goals
and Objectives the City Couneil adopted, as a high priority, implementation of residential Planned
2Obe"
Developments within the Dublin Transit Center project area. On December 14, 2004 the Planning
Commission also recommended City Council approval of a Dcvelopment Agreement for Dublin Transit
Center Site B (Sce Attachment 7).
ANALYSIS:
Vestinl!: Tentative Tract Map 7525
The Applicant's approved map will subdivide one, ±8.84-acre parcel into 3 separate parcels as shown on
the Vesling Tentative Tract Map (See Attachment 8). The proposed Site B-2 Project would be developed
on Lot 2 for a total of ±3.57 net acres (±4.63 gross acres). Lot 1 (proposed to be developed by DR
Horton) would be ±3.l3 net acres (±4.21 gross acrcs) and Lot 3 would be ±2.14 net acres. Lots I and 2
would be recorded for condominium purposes; Lot 3 would be for common arcas which includes a
North/South Driveway and the Village Green.
Stal!e 2 Planned Development Rezoninl!:
Thc Stage I Planned Development Zoning for the Dublin Transit Center established the tollowing
standards for Site B:
· permitted, conditionally pennitted, and accessory land uses;
· site areas and proposed densities;
· maximum number ofresidential UI1its and non-residential square footages; and,
· a Master Landscaping Plan.
A maximum of 565 high density residential units and 15,000 square feet of retail space is permitted on
Site B with an avcrage net density of 70 units per aere. The Stage I Planned Development Zoning also
established a maximum building height for high density residential of 5 stories over parking and a parking
standard of 1.5 spaces per residential unit. The Zoning Ordinance was used to detennine minimum
parking standards for the retail use at I space per 300 square feet of gross f100r area.
The proposed Project would be for the construction of 305 residential apartment units at a density of 66
UI1its per acre. The Stage I Planned Dcvelopment Zoning anticipated a range of 64-70 units per acre for
high density residential uses throughout the Dublin Transit Center. The proposed residential apartment
building would be 5 stories wrapped around a 61> story parking strueture with 12,750 square fcct of
ground !lOOT retail. The proposed Project exceeds the parking rcquirementsadopted as part of the Stage I
Planned Development Zoning and City of Dublin Zoning Ordinance as it proposes to provide a total of
544 stalls (460 for residcntial and 84 for retail).
The proposed Stagc 2 Rezoning is in compliance with the requirements of the Dublin Zoning Ordinance
as a Stage 2 Development Plan has been developed. In addition, it conforms to the adopted Stage I
Planned Development Zoning for the Dublin Transit Center. The Project is compatible with the land use
concept to maximize transit opportunities presented by the adjacent DublinIPleasanton BART Station;
conforms with the developmcnt standards adopted for the Dublin Transit Center; and, eontributes to a
vibrant, pedestrian fiiendly environment within a one-quarter mile of the existing BART Station.
Site Development Review
Site PIa,,;
The Project is bound by Dublin Boulevard to the north, the Vi1lage Grcen to the south, Iron Horse
Parkway to the east, and a proposed North/South Driveway to the wcst (this driveway šeparates Site B-2
31Jt'
from Site B-1). The Project includes a 5-story residential structure wrapped around a 6 Y2 -level parking
strueture. Approximately 12,750 square feet of ground floor retail uses are proposed along Iron Horse
Parkway in addition to a 2,600 square foot residential leasing office. Stoop units are proposed on thrce
sides of the project: Iron Horse Parkway, the Vil1age Green, and on thc proposed North/South Driveway.
FloorlUnit Plans:
The Project proposes to have studio, one-, two-, and three-bedroom flats, and one-, two-, and three-
bedroom town homes that vary in size and layout (See Table I below). AI1 units would be equipped with
a washer and dryer. Access to the units would be primarily through interior corridors. Grollnd t100r units
along Dublin Boulevard would have an access point through one of two small courtyards. Stoop units
would also have an additional access point along their respective street ftontage. AI1 units would have a
patio, deck or balcony. Multiple staircases and elevators would provide access to each floor. Two trash
chutes are proposed on f100rs 2 thru 5 for trash and recyelable materials. Two collcction areas for
residential waste would be loeated on the ground floor within the parking garage (See Exhibit A of
Attachment 2).
Table 1
Unit T e
Studio
.....~.
1 Bedroom Flat
2 Bedroom Flat
3 Bedroom Flat
I Bcdroom Town home
2 Bedroom Town homc
3 Bedroom Town home
.____ Square Foota !;e (net)
522-644
681-877
1048-1315
~,..,
1265-1471
877-882
1182-1364
1655-1678
..-
..-
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---
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Acce.~.~ and Circulation:
Vehicu1ar access to the project site would be from Iron Horse Parkway and the proposed North/South
Drivcway. Both access points would channel residents, guests, and retail customers into the ground floor
of the 6 'l2-level parking structure. Only residcnts would be allowed access to the upper floors of the
garage through a SCCllrity gate. Guests and rctail customers would be restrictcd to the ground floor lcvcl.
For security purposes, the parking garage gate on Iron Horse Parkway would be open to the pub1ic at 7 am
and would dose whcn the last retailer/business tenant closes. The parking garage gate on the North/South
Driveway would be open to the public at 7 am and shall dose at 12 am; overnight guest parking would be
allowed in the garage. Residents, police, fire and other emergcney personnel would have aecess to the
parking garage at all hours.
Residents will have direet access to the parking strueture from residential corridors at levels 1 through 5 of
the building. The corridor adjacent to the parking structure would bc separated frOIl! the parking garage
hy a sound-attenuating fire wall.
Residents and guests would have access to the leasing office ftom either the public way, the south
courtyard, or ftom the ground-level parking garage Access to the retail areas would only be /Tom the
public way, or /Tom thc ground-level parking garage
Parking:
The Project proposes to provide 506 parking stalls within the 6 'l2-level parking structurc and an additional
38 parking stal1s along Iron Horse Parkway, the Vi11age Green and the proposed North/South Driveway.
460 stalls would be dedicated to residential use and assigned to individualllnits. There would be a shared
parking arrangement between residential guest parking and retail parking which would provide a total of
84 parking stalls; these stalls would be located within the parking structure as wel1 as along Iron Horse
41J't
Parkway, the Village Green, and the North/South Driveway. Nine of the retail/residential guest parking
spaces would be reserved within the parking strueture for employee parking. For businesses along Iron
Horse Parkway, two at-grade parallel parking stal1s would be designated as a loading zone between the
hours of? am and 9 am (See Exhibit A of Attachment 2).
The 1.5 parking ratio per residential unit approved as part of the Stage I Planned Development Zoning
ineludes guest parking. Avalon Bay's standard for guest parking in thc Bay Area is typically 10% of the
number of residential units. Because the proposed Project is structured to providc a shared parking
arrangement between residential guest and retail parking, a 12% - 27% b'Uest parking ratio would be
provided throughout the day and cvcning (See Exhibit A of Attachment 2). The proposed Project would
meet thc parking rcquirement established in the Stage 1 Planned Development Zoning without utilizing
the shared parking arrangement.
Architecture:
The architectural design of thc Project would be consistent with a compact, urban design that maximizes
the use of regional transit opportunities and minimizes relianee on the automobile by creating a vibrant,
high-density, pedestrian~fiiendly environment that serves the daily needs of residents, employees and
eommuters. The pcdcstrian-friendly environment would be aehieved through retail storefront details,
town home stoops and urban landseaping, designed to accentuate the pedestrian experience_ Careful
attention was paid to the massing of the buildings, maintaining the imagc depicted by conceptual sketches
in the Stage I Planned Development approval. The Project would utilize "Spanish Mission" style
detailing prevalent in the Dublin area.
To reduce the perceived building mass, 3 exterior finishes, manufactured stone veneer, stucco, and stucco
rustication lines, would be utilized. Architectural detailing on the residential portion of the building
would provide visual interest through the inclusion of wood louvers adjacent to windows, wood trel1is'
and painted fiberglass awnings above windows, decorative railings for balconies, painted toam eoping at
various horizontal breaks in the building facade, and stucco accents beneath the roof Jinc. Hip, gable and
flat roof types would also be used to break up the massing of the building. Concrete roof tiles would be
used for hip and gable sections of the root; painted wood fascia boards would he used on flat areas. On
the retaij portions of the building, storefronts would have wood entries, fabric awnings, aluminum
storefronts, and a concrete base. The leasing office would inelude exterior wal1 sconces, wood storefronts
and metal aWllings (See Exhibit A of Attaehment 2).
Landscaping and Fencing:
The preliminary landscape plan for the Project was prepared by The Guzzardo Partnership, Inc in
accordance with the Dublin Zoning Ordinance and the Dublin Transit Center Stage I Development Plan.
The proposed plant palette was reviewed by the City's landseape architect and landscaping eonditions of
approval bave been applied to the project (See Exhibit A of Attachment 2).
The Projeet is proposed to have perimeter landscaping and strectscape plantings on all four sidcs as well
as two internal landscaped courtyards within the Project. The streetscape along Dublin Boulevard would
have accent trees along the private realm (behind the sidewalk) and 'Bloodgood' London Plane along the
public realm. Aristocrat Pears would line Iron Horse Parkway and London Planes would be planted on
the south side of the Project adjacent to the Village Green. A columnar street tree in a 24" box is
proposed along the North/South Driveway that adjoins the Project site and the adjacent Site B-1.
A variety of decorative paving is proposed throughout the Projcct. To accentuate the corners of Dublin
Boulevard/Iron Horse Parkway and Iron Horse Parkway/Village Green, pedestrian unit pavers and paver
bands are proposed. Pedestrian and con("ete paving and pedestrian unit paver bands are proposed for
5 ~i
integration with Iron Horsc Parkway. Five foot square tree grates are proposed to framc the base of the
Aristocrat Pears along Iron Horse Parkway.
Vehicular concrete paving with integral coloring and a large grid seore pattern is proposed throughout the
roadways serving the Project site: at the entry to the parking garage along Iron Horse Parkway, at the entry
to the Village Green, and along thc North/South Driveway. To demarcate a transition from two-way
vehicular traffIc to one-way vehicular traffic along the North/South Driveway, the grid scoring is reduced
from a large grid to a medium size. This should add a more "pedestrian oriented" feel to the stoop units
fronting the North/South Driveway.
Two large courtyards (enclosed on all 4 sides) and two small courtyards (open to Dublin Boulevard)
would be formed by the wrapping of residential units around the parking structure. The two larger
landscaped courtyards would provide recreational amenities for residents. The north courtyard ineludes a
bocce ball court, barbeque grill, and shaded lawn and seating areas. The south courtyard would inelude a
swimming pool and spa, and acecss to the fitness and elub rooms. Additional recreational opportunities
would be located in the adjacent Village Green. The Village Green would be a I acre park which will
include ample lawn area, two playgrounds, and a circular plaza with seating beneath wood trellises. A
splash pad with aquatic playground equipment would be located in the center of the plaza (See Exhibit A
of Attaehment 2).
Sound Attenuation:
An Environmental lmpaet Report (EIR) mitigation measure ft)r lhe Dublin Transit Center requires sitc
specific acoustie rcports prepared by qualified acoustical consultants. The report must inel ude detailed
identification of noise exposure levels on the individual project site and a listing of speeifie measures to
reduce both interior and cxterior noise jevels to acceptable levels ineluding but not limited to glazing and
ventilation systems, construction of noise baniers and usc of buildings to shield noise. Because the
Project is adjacent to Dublin Boulevard, a sound study will he required for compliance with the mitigation
measure and the project has been conditioned to reflect this requirement. Generally, normal residential
construction with upgradcd windows caD adequately mitigate vehieular noise for the interior structures.
However, cxterior open space areas require special considerations when attenuation is necessary. It is
anticipated that several of the balconies facing Dublin Boulevard will require some sound mitigation. The
normal method of accomplishing this is with the use of Plexiglas or tempered glass panels. The Plexiglas
or tempered glass panels allow uninterrupted views for residents and views of the Project from off site.
Affordability:
The Dublin Transit Center Master Development Agreement hetween the City and the Alameda County
Surplus Property Authority was approvcd by the City Council in May 2003 and set forth the affordability
requirements for the Dublin Transit Center. The Master Development Agreement requires that Dublin
Transit Center projects comply with the provisions of the Inclusionary Zoning Ordinance in effect at the
time of Site Development Review approval. It permits all of the vcry low- and low-income UI1its to be
constructed on Site A-2 with moderate income units dispersed between Sites Band C.
In accordance with the terms of the Master Development Agreement, the Applicant proposes 10% ofthc
305 proposed units be affordable to moderate-income households. The current Inclusionary Zoning
Ordinance defines a "moderatc income" household as one that earns between 80% and 120% of the area
median incomc adjusted for actual houschold size. The Ordinance also requires that the aflordable units
reflect the range of numbers of bedrooms provided in thc project as a whole, not be distinguished by
exterior design, construction or materials, and must be reasonably dispersed throughout the Project. The
Project proposes to provide the required number of moderate income UI1its (30) which would include a
range of one-, two-, and three-bedroom units whieh would also be comparable in size, construction and
61[
materials as the market rate units. For these reasons, the Projeet would comply with thc Master
Development Agreement and the requirements of the Inclusionary Zoning Ordinance.
Tri V alley Vi.~ioning:
During the review of this proje\''Ì, Phil Erickson of Community Design + Architecture and his Staff met
with Planning Staff several times to discuss and review the plans submitted for the Site B-1 and Site B-2
projects. Thcir firm was contractcd by East Bay Community Foundation through the Livable
Communities Initiative to prepare the "Transit Oriented Design Guidelines for the Dublin Transit
Center." Initial design eonsideration was given to the Guidelines and through review with Mr. Erickson
and his Staff, recommendations have heen incorporated into this Project.
Environmental Review:
Pursuant to the California Environmental Quality Act, Staff has rccommended that the project bc found
exempt rrom CEQA pursuant to Government Code section 65457 which exempts residential projects that
are consistcnt with a specific plan rrom further environmental review. Additionally, the Project is within
the scope of the Final Environmental Impact Report for the Dublin Transit Center General Plan
Amendment, Eastern Dublin Specific Plan Amendment, Stage 1 Planned Development Zoning, Tentative
Parcel Map, and Development Agreement (SCH 200112(395) which was certified by City COUI1cil
Resolution No. 215-02 dated November 19,2002. This recommendation is based on a determination that
there are no supplemental impacts that would require preparation of a Supplemental Environmental
Impact Report.
Development Al!:reement
One of the implementing actions of the Eastern Dublin Specific Plan is the requirement that all applicants
for development in the Eastern Dublin Specific Plan Area enter into a mutually aeceptable Development
Agreement with the City. The City and the developer commit themselves to proceed in accordance with
the terms of the agreement and the City promises not to change its planning or zoning laws applicable to
the development for a specificd period of time, five years. In return, the developer agrees to construct
specific improvements, provide public facilities and scrvicc8, develop according 10 a spccified time
schedule and make other eommitments which the City might otberwise have no authority to compel the
developers to perform. Specifically, the Development Agreement augments the City's standard
development regulations in response to the particular characteristics of each individual project; spells out
the precise financial responsibilities of the developer; ensures timely provision of adequate public
facilities for eaeh projeet; and, provides the terms for reimbursement when a developer advances funding
for specific facilities which have community-wide or area benefit.
In 2003, the Alameda County Surplus Property Authority (property owner of Dublin Transit Center)
requested approval of a Master Development Agreement in advance of the timc when Development
Agreements are typically required on the condition that future development agreements would be rcquired
when spccifie development projects were submitted for City review. The purpose for the Master
Development Agreement was to vcst the approved land uses for the entirc project area f(¡r a period of five
years with the right to ten optional extensions at a cost of $1 00,000 a year. The following highlights other
main points of the Master Dcvelopment Agreement:
· Specifies the timing of construction of certain inrrastructure which assures that the entire sitc will
function properly.
· Requires that 15% of all residential units be affordable and provides the developer with a credit for
any affordable units in excess of 15%.
· Allows the elustering of very low and low income affordable units on Site A-2 and allows for the
71Jr;
moderate units to be constructed on other sites (Sites B and C).
. Addresses maintenance of slreet landscaping and lighting and includes a $250,000 contribution for
puhlic art for the residential phase.
The proposed Development Agreement for Sitc B (See Exhibit A of Attachment 3) is a requirement of the
Eastern Dublin Spccific Plan and Master Development Agreement for the Dublin Transit Center. It is
based on the standard Development Agreement developed by the City Attorney and adopted by the City
Council for projects located within the Eastern Dublin Specific Plan arca. It was drafted with input from
City Stafl the project developer (Avalon Bay Communities), and their respective attorneys. This specific
Development Agreement is applicable to the portions of Site B that the Applicant proposes to develop and
those specific otf site in1Tastructural improvements that are triggered by the development of Site B. It also
includes affordable housing provisions consistent with the Master Dcvelopment Agreement and
Tnclusionary Zoning Ordinanee. The Devclopment Agreement becomes effective for a term of five years
from the date it is rccorded. It TUns with the land and the rights thereunder can be assigned.
Noticing:
In accordance with State law, a public notice was mailed to all property owners and occupants within
three hundred feet (300') of the proposed project to advertise the project and the public hearing scheduled
for January 4, 2005. The public notice was also published in the Valley Times and posted at several
locations throughout the City.
CONCLUSION:
This application has been reviewed by applicable City departments and agencies and their comments havc
been incorporated into the Project and the recommended eonditions of Project approval. The proposed
Project is consistent with the Dublin General Plan and Eastern Dub1in Specific Plan, and the Stage I
Planned Development Zoning for the Dublin Transit Center and represents an appropriate projeet for the
site.
RECOMMENDATION:
Staff recommends that thc City COUI1cil, I) open public hearing, 2) reecive Staff presentation; 3) reccive
Public testimony; 4) close Publie Hearing; 5) deliberate; 6) waive reading and introduce Ordinance
approving Stage 2 Planned Development Zoning, with Developmcnt Plan attached as Exhibit A; 7) adopt
Resolution approving 03-058 Dublin Transit Center Site B·2, Avalon Bay Communities, Inc., Site
Development Review, with project plans attached as Exhibit A; and, 8) waive reading and introduce
Ordinance adopting a Development Agreement, with Development Agreement attached as Exhibit A.
8%"6
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ORDINANCE NO. ~ 04
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
** '* * ** * ** '* '* ** *** * * * * * ** * * * if * ** *** irK **
APPROVING A STAGE 2 DEVELOPMENT PLAN FOR THE PROJECT KNOWN AS DUBLIN
TRANSIT CENTER SITE B-2 (A V ALON BAY COMMUNITIES, INC.) P A 03-058
THE CITY COUNCIL 01<' TIlE CITY OF DUBLIN DOES HEREBY ORDAIN AS F"OLLOWS:
Section 1. RECITALS
A. By Ordinance No. 21-02 thc City Council rezoned the approximately 91-acre area known
as the Dublin Transit Cenler Cthe Transit Center") to a Planned Development Zoning District and
adopted a Stage I Development P1an lor 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 DETERMINA nONS
Pursuant to Section 8.32.070 of the Dublin Munieipal Code, the City Council finds as 1(,l1ows:
1. The Projecl, known as Dublin Transit Center Site B-2 (Avalon B¡¡y Communilies, Inc.),
Planned Developmenl 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 desirabie use
of land that is sensitive to surrounding land uses by virtue of the layout and design which is
in elose proximity to mass lransil.
2. Dcvelopment of Dublin Transit Center Site B-2 (Avalon Bay Communities, lne.) under the
Planned Development Zoning will be harmonious and compatible with existing and future
deve10pment in the surrounding area in that the land uses and site plan establish a high
density residential apartmcnt eommunity with ancillary commercial uses, on-site
amenities, and affordable units in eompliance with Master Development Agreemcnt
adopted by Ordinance 5-03 in May 2003. The land uses and site plan provide effective
transitions to surrounding development which is eharacterized by the proposed vehicular
and pedeslrian cireulation system.
Pursuant to Section 8.120.050.A and B ofthe Dublin Munieipal Codc, the City Council finds as f<',l1ows:
1. The Stage 2 Development Plan for Dublin Transil Center B-2 (Avalon Bay Communities,
Inc.) will be ha!1llonious and compatible with existing and potential development in the
surroUI1ding area in that the land uses and site plan establish a high density residenlÌal
apartment community with aneillary commercial uses, on-site amenities, and affordable
units in eompliance with Master Development Agrcement adopted by Ordinance 5-03 in
May 2003. The land uses and site plan provide effeetivc transitions to surrounding
ATTACHMENT 1
1-i.f-05 4>.1
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development whieh is eharaeterizcd by thc proposed vehicular and pedestrian circulalion
~ystem.
2. The Stage 2 Development Plan for Dublin Transit Center Site B-2 (Avalon Bay
Communities, Inc.) Planned Development Zoning has been designed to aecommodate the
topography of the Project site whieh typically is characterized as vacant, Ilal land suitable
for the development of a residential apartment eommunity with ancillary commercial uses
and therefore physically suitable for the type and intensity of the proposed Planned
Developmcnt Zoning district.
3. The Slage 2 Developmcnt Plan will not adversely affect the health or safety of persons
residing or working in thc vieinity or be detrimental to the public health, safety and welfare
in that the Projeet will comply with all applicable development regulations and slandards
and will implement all adopted mitigation measures.
4. The Stage 2 Development Plan is consislent with the Dublin General Plan, Eastern Dublin
Speeifie Plan, and the Transit Center Stage I Development Plan (Ordinance No. 21-(2) as
it is in conf<xmance with thc land use dcsignation of high density residential that allows
aneillary commercial use and the various requirements of the Stage 1 Development Plan.
Pursuant to the California Environmental Quality Aet, the City Council finds as follows:
I. The project is f,mnd to be exempt from CEQA pursuant to Government Code section
65457 for residential projeets that are eonsistent with a Specific Plan. The Project is
within the scope of the Final Environmental Impaet Report for the Dublin Transit Center
General Plan Amenùment, Eastern Dublin Specific Plan Amendment, Stage I Planncd
Development Zoning, Tentativc Parcel Map, and Development Agreement (SCH
200112(395) whieh was ecrtified by City Council Resolution No. 215-02 dated November
19,2002. This rceommcndation is based on a detennination that there are nO supplememal
impacts (hat would rcquire preparation of a Supplemental EIR
Section 3. MaD of the ProDerty.
Pursuant to Chapter 8.32, Title 8 of the City or Dublin Munieipal Code, the Stage 2 Development Plan
applies (0 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-(0) of Dublin Transit Center Site B at the southwest corner of
Dublin Boulevard and Iron Horse Parkway.
A vicinity map showing the area for a Stage 2 Development Plan is shown below:
2
3~1/.¡i7
Seetion 4. APPROVAL
The regulations for the use, developmcnt, 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 bc in
accordance with Scction 8.32.080 and/or Section 8.120 of the Dublin Munieipal Code or its suecessors.
Stage 2 Development Plan for Dublin Transit Center Site B-2
This is a Slage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This
Development Plan meets all the requiremenls lor a Stage 2 Development Plan and is adopted as a zoning
amendment pursuant to scction 8.32.030.B of the Dublin Zoning Ordinance. The Stage 2 Development
Plan consists of the items and plans identified below, whieh arc eontained in the Stage 2 PD/SDR booklet
datcd October 25, 2004 and the Stage 2 Development Plan attached as Exhibit A ("Stagc 2 Developmcnt
Plan"), which are ineorporated hcrein by reference. The Stage 2 PD/SDR booklet is on me in the Dublin
Planning Department under projectllIe 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 Spedfic Plan, and
provisions of Chapter 8.32 of the Zoning Ordinance are satisfied.
1. Statement of Compatibility with Stage 1 Development 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 residenlial 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 I Development Plan for maximum
building heights and parking ratios.
2. Statement of Pcrmitted Uses. Permittcd, eonditional, accessory, and temporary uses are allowed
as set forth in the Stage 2 Devclopment Plan, pp. 1-4.
3. Stage 2 Site Plan. See Stage 2 PD/SDR booklet dated Octobcr 25, 2004.
4. Sitc Area, Propos cd Densities. For site area, proposed densities, maximum permitted re~idential
units, and maximum non-residential square footages, see Stage 2 Development Plan, p. 4.
5. Developmcnt Regulations. Sce Stage 2 Development Plan, pp. 5.
6. Architectural Standards. See Stage 2 Development Plan, p. 6-8.
3
Lfrt I ~ 3>
7. Preliminary Landscapil1g Plans. See Stage 2 Development Plan booklet, p: 8-9.
8. Applicable Requiremel1ts of Dublin ZOl1ing Ordinance. Except as specifically provided in this
Stage I Development Plan, the usc, development, improvcment, and maintenanee of the Property
shall be governed by the provisions of the Dublill Zoning Ordinance pursuant to section
8.32.060.C.
Section 5. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinanee shall take effect and be in foree thirty (30) days from and after the date of its
passage. The City Clerk of the City of Dublin shall causc thc Ordinanee to be posted in at least three (3)
publie plaees in the City of Dublin in accordanee with Seetion 36933 of the Government Code of the
Slate ofCalifomia.
PASSED AND ADOPTED BY the City Couneil of the City of Dublin, on this 4th day of January
2005, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
4
5fí'b lto}
Stage 2 Development Plan
Stage 2 Planning Development Zoning District (P A 03-058)
Dublin Transit Center Site B-2
Avalon Bay Communitics
(portion of APN 986-0001-011-00)
This is a Stagc 2 Development Plan pursuant 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 Devclopment Plan meets all of the requirements
for Stage 2 Planncd Developmcnt review ofthe projcct.
This Development Plan includes Site, Archileetural, Circulation, and other plans and exhibits
prcpared by GGLO, dated Octobcr 25, 2004, and Landscape Plans prepared by The Guz;¡:ardo
Partncrship Inc., dated Oetobcr 25, 2004, referred to as Project Plans labeled Exhibit A of
Attachment 2 to the January 4, 2005 City Couneil Agenda Statement, stamped approved and on
file in the Planning Department. The Planned Development Distriet allows the flexibility needed
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 8.32, Planning
Development Zoning District ofthe Zoning Ordinance are satisfied.
The Stage 2 Planned Development Zoning Distriet Development Plan meets the requirements of
Section 8.32.040.H of the Zoning Ordinance and eonsists of the following:
1. Zoning
2. Permittcd Uses
3. Conditional Uscs
4. Temporary Uses
5. Accessory Uses
6. Duhlin Zoning Ordinanee - Applicable Requirements
7. Density & Affordability
8. Development Regulations
9. Parking/Garage and Loading
10. Site Plan and Architeeture
II. Preliminary Landscape Plan
12. Compliance with Stage 2 Planned Development Plans
Stage 2 Planned DeveloDment Zoning District Develonment Plan
1. Zoning
PD, Planned Development Zoning District. This is a High-Density Residential Zoning
District whieh provides for high- density residential uses and ancillary eommercial.
2. Permitted Uses
Permitted uses shall be as adopted by Ordinance 21-02, the Dublin Transit Center Stage J
Planned Development Zoning Development Plan (PA 00-(13) and are as follows:
EXHIBIT A
lo~\I,J¡'
PD, P!annt:d D~vclopmcllt Zoning District.
I-'A 03-058 Dublin Transit Center Site H-2
IIigh-Densitv Residential Uses (Site B-2)
Accessory Structures and Uses (See below)
Ancillary Retail and Service Uscs (See below)
Community Care Faeility/Small
Home Occupations (per Chapter 8.64 of the Dublin Zoning Ordinanee)
Multi-Family Dwelling
Parking Garage
Private Recreation Facility (for homeowncr's association and/or tenant's use)
Small Family Daycare/Home
Eating, Drinking and Entertainment Establishments ineluding, but not limited to:
Bagel Shop
Café
Coffee House
Delicatessen
lee CreamlYogurt
Miero-Brewery
Outdoor Seating
Restaurant (serving alcohol permitted, no drive-thru's allowed)
Theater - Indoor (dinner, movie, live play, etc.)
Loeal-Serving Retail Uses including, but not limited to:
Arl Gallery/Supply Store
Auto Parts
Bakery
Bicycle Shop
Book Store
Clothing Storc
ComputersÆleetronic Equipment
Drug Store
Florist/Plant Shop
Gin Shop
Hardware Hobby Shop
Home Appliances
Jewelry Store
Liquor Store
Musie Store
Newspapers and Magazines
Paint, Glass and Wallpaper Store
Parking LoUGarage - Commercial
Party Supplies
Pct Store and Supplies
Photographie Supply Store
Picture Framing Shop
Shoe Store
Specialty Food Store/Groeery/Supermarket - ineluding meat, fish, wine, candy, heallh
food, ete.
2
7ø1j 1./7
PD, Planl1C"d D¡:vdu¡:)mcnt ZonÎng District
PA 03-05~ Dublin TrO'll1sÎt. Ct:nt.er Site B-2
Local-Servin\! Retail Uses inc1udin\!. but not limited to (continucd):
Specialty Goods - including eooking supplies, housewares, linen, window coverings,
china/glassware, etc.
Sporting Goods
Stationary/OfJke Supplies
Toy Storc
Variety Store
Video Store
Loeal Serving Scrvice Uses including. but not limited to:
Automatie Teller Machines (A TM)
Hank, Savings and Loan, and other financial institutions
Harber/Beauty Shop/Nail Salon
Copying and Prinling
Dry Cleaner (no plant on premises)
Laundromat
Locksmith
Mcdical Clinie
Photographie Studio
Professional Offices, including: aecounling, architeetural, dental, engineering, legal,
medical, optometry, etc.
Photographic Studio
Rcal Estateflïtle Office
Shoe Repair
Tailor
Travel Agency
Watch and Clock Repair
3. Conditional Uses
Conditional uses shall be as adopted by Ordimmce 21~02, the Dublin Transit Center Stage I
Planned Development Zoning Development Plan (PA 00-(13) and are as Jollows:
Conditional Uses (the following would need to be apnroved bv the Planning Commission):
Bar
Community Care Faeility/Large
Day Care Ccnter
Hospital/Medical Center
Nightclub
Religious Facility
Sehoollprivate
4. Tcmporary {Jses
Temporary uses shall be as adopted by Ordinance 21-02, the Dublin Transit Center Stage I
Planned Development Zoning Development Plan (P A 00-013) and are as follows:
3
fJ }, Planned Development Zunirlg District
PA 03-058 Dublin Tmnsit Ccntcr Sitc H-2
ß~11.97
Temvorarv Uses:
Sales Office/Model Home Complex/Rental Omce
Temporary COllstruetion Trailer
5. Aeecssory Uses
Accessory uses shall be as adopted by Ordinanec 21-02, the Dublin Transit Center Stage 1
Planned Development Zoning Development Plan (PA 00-013) and the Dublin Zoning
Ordinanee.
6. Dublin Zoning Ordinanec - Applicable Reqnirements
Except as speeifieally modified by the provisions of this PD, Planncd Development Zoning
District Development Plan, all applicable general requirements and proeedures of the Dublin
Zoning Ordinance shall be applied to the land uses designaled in this PD, Planned
Dcvelopment Zoning Distriet Development Plan.
7. Dcnsity & Affordability
Site Area: ±3.57 acres (net)
Density: 70 dwelling units per acre (net)
as distributed within Dublin Transit Center Site B
N umber of Units: a maximum of 308 dwelling unils
Unit Affordabili
10:~¡rellh'êd
Moderate
80% or 120%
Notc: The location of~açh arrnrdable unit is to be determined hy Cummunity DcvcloP111C"J1t Directùt who may dcs.Îgnatl= this tu...k LO the Ilousing
Specialist..
Unit Types:
Studio:
A partment/flat:
Townhouse (walk·up):
1::1\:',::;
;::¡: 'i~llftltt~~*'\I'~~e
!I'¡¡¡:I!!':::':::::::::: ":::"<":'''::':'':':",,'',¡
Studio Flat
1 Bedroom Flat
j~~~tl~tJ>li~/;. .
""1'>"::":'''':':::'':'''''''')\''''''11"1",, ":,,,,,,:,,,,:,,,,,:,,,,,,,-1',,,:)
"",,,,,,,,,,,,,,,"',,,,,,,,,,,,,,,,,,,,,,,,,,,n','
SI,S2&S3
AI, AHlS, A53, A53.!,
A53.2, A55.1 & A55.2
A2
B2, B2.1, ß2.2, B2.3,
B2.5, B2.6, ß3 & B4
C2.1, C2.2, C2.3 & C3
THl, TH1.2 & TH2
TH2.l
TH7.1 & T1I7.2
I Bedroom Flat + den
2 Bedroom Flat
3 Bedroom Flat
I Bedroom Townhouse
2 Bedroom Townhouse
3 Bedroom Townhouse
Total:
NHle: All uniB are equipped to acc(rrnmlldatt!1 washer and dl)'cr.
studio
edfóom
2 units
13 units
4
20 units
249 units
36 units
I...;;".",,'."
!illi
20
121
Bathrooms
I
I
2
112
877 sf
1,048 sI'-I,315 sf
I
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
3 BedrðijfflS'
'Totitl,ii'
2'
"
12 units
3 units
30 units
PD, Planned Develnpmt=l1t Zoning Di!itrkL
PA OJ-058 Dublin Transit Ct:nl~r Si1.e ß-2
8. Development Regulations
q 'b 11.0 3>
Unless otherwise stated below, all development regulations in this Stagc 2 Planned
Development Zoning District are subject to the requirements of the R-M and comparable
Commercial Zoning Districts.
MnltiSFlimi
+3.57 acres (net)
Lot Dimensions:
Lot Width:
Lot De th:
Setbacks:
157
499
15 -40
none
90.5 feet
none required
Hei ht Limits:
ResidcntiallCommercial
Strueture
Parking Structure
5 stories over parking
62 feet - 5 inches
5 Yo stories
6 levels
1.5
Re uired Parkin
see discussion
Residential
Commercial
Total Parkin
Lot Covera e:
3s
9. Parking/Garage and Loading
ed
at its widest oinl
alon Dublin Boulevard
alon Iron Horse Parkway
alon Dublin Boulevard
alon ' Iron Horse Parkwa
from 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
wilh the project. The parking strueturc will be able to accommodate 506 spaces. Primary
access to the parking structure will be loeated from Iron Horse Parkway on the east side of
the project. A secondary vehicular entrance/exit available from north-south driveway localed
between Sites B-1 and B-2 (west side of the project site). The additional 37 spaces will be
provided as parallel parking along the surroUI1ding 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 condueted for the project (see Omni-
Means dated January I, 2003), the amount of ground level eommereial parking and
residential guest parking will vary during the peak hours of the day. Therefore, a shared
parking program will be employed which results in varying percentages and the
redesignation of spaees throughout the day and evening for eommereial customers and
residential guests. The standards are deseribed as follows:
5
PD, Planned Developmcnt Zoning District
PA 03-058 Dublin Transit Center Si~ H-2
lOt1iP3
Re~idential Parking
· All Residential unil~ will be assigned at least one space in the parking ~tructurc.
· Residential "second-assigned spaees" will be assigned to the upper levels of the
parking structure.
· Sixty-five ground level and on-~treet spaees will be designated as shared parking with
the relail u~es bctween 7am and ¡2am. 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., commercial eustomer parking will be located
on the surrounding stree!s.
· Nine of the 47 ground floor space~ in the parking structure will be designated as
employee parking with a time limit bcyond 2 hours. If additional employee parking
is nec~ssary (execeding the 9 designated spaces), the project management will issue
eontrolled parking permits allowing employees to park for longer than 2 hours in any
of the public space~ loeated in the guest parking area of the structure, on Iron Horse
Parkway, or along th~ Village Grcen.
· Two street side parallel parking spaces on Iron Horse Parkway will be designated as a
commercial10ad zone between the hours of 7 a.m. and 9 a.m.
Security
· For security purposes, the parking structure gate on Iron Horse Parkway wj]J open to
the public at 7 a.m. and close when the last retailer/busincss closes (time to be
determined based on tenants).
· The parking structure gatc on the north-south driveway will open to the public at 7
a.m. and dose at 12 a.m. However, <,vernight residential guest parking will be
permitted.
· Residents, Poliee, and Fir~ Department will hav~ 24-hour aecess to th~ parking
garage.
Parking/Garage and Loading shall be provided in accordance with thc Dublin Zoning
Ordinanee standards and regulations, except as stated hcrein and as shown otherwise on the
plans and cxhibits prepared by GGLO, dated received Octo her 25, 2004, and Landscape
Plans prepared by The Guzzardo Partncrship Inc., dated October 25, 2004, refcrred to as
Project Plans labeled Exhibit A of AUachment 2 to the January 4, 2005 City Council Agenda
Statement, stamped approved and on file in the Planning Deparlment. The minimum number
of parking spaces shall bc provided in accordanee with Section 8 above.
10. Site Plan and Architeeture
This Dcvelopment Plan applies to approximately ±3.57 net acres on the southwest comer of
Dublin Boulevard and Iron Horse Parkway. The site ~lopes approximately 5 feet from north
to south. However, all residential finish floors will be at the same elevation throughout the
building. The project is eomprised of residential uses with ancillary or neighborhood-serving
commereial uses:
6
\\~ lLo}
PD, Planned Di::vdopmcnt. Zoning District
PA 03-U5:O: Dublin Transit Ct':nœr Site H-2
Residenlial: A maximum of 308 residential apartments would be built within as-story
structure (the project plans dated October 25, 2004 proposes 305 units). So as to prevent the
parking strueture from becoming a foeal element, the building sections are linked together
architecturally to wrap the six levels of structured parking. A 4-story row of 10 townhouses
faecs 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 landseaped exterior reereational courtyards.
The site layout provides for 2 large eourtyards enclosed on all 4 sides by the residential units
and opcn to thc sky. The northerly courtyard serves as the fiont yard to the open patio spaces
as well as opportunities for recreation. It includes an outdoor "eucina" or barbeeuc area, an
exterior Bocce Ball court, and two Jandscaped spaces with opportunities for passive
activities. The southerly courtyard includes the pool, spa, and eonnections to lhe fitness
eenter and clubhouse for cxclusive use by the residcnts.
Both courtyards include shrub planting for screening and framing of architectural clements
and trees to provide a human scale. Attached to thc parking structure and facing one of the
courtyards, the main building lobby, pool courtyard, and enclosed residential recreational
spaces (clubhouse and fitness area) would be aceesseJ fiom a ground level entrance portal
along Iron Horse Parkway. Pedcstrian access is provided via portals on all sidcs of thc
building.
With the exception of the Dublin Boulevard fiontage, ground levcl units along the building
perimetcr wil1 he provided with stoop entries elevated from I to 5 feet above the public way
and tied directly to the sidewalk. They would be screened from the publie way with
landscaping or set back and separated from the publie way by fiont eourtyards.
The units facing the courtyard with the pool will be elevated approximately 2' -6" feet above
the courtyard to creale an ef'Ceetive buffer between those uses. Courtyards with passive
recreational opportunities wil1 be located approximately 6" to 1'-0" bclow the residential
finish floor elevations. All of the units will have balconies, decks, or patios.
Ancillarv Commercial: Approximately 15,389 squarc feet of ancillary, neighborhood-
serving connnercial uses are allowed for development at the ground level along Iron Horse
Parkway on the east side of the project. This spaec will include the leasing ofJke for lhe
residential portion of the project. Residents and guests will have access to the leasing office
from either the public way, from the pool courlyard, or from the groUI1d-level parking garage.
Access to the retail areas wil1 be from the public way, or from the ground-level parking
garage.
Parking Structure: A six-level parking structure will be loeated in the centcr of the projeet
and wrapped by the residential units so that it is hidden on all four sides. Half of the groUI1.d
level will be at grade at one end of the project and subterranean at the other end. The sixth
level will be roof deck parking with railings at car height and pre-fabrieated car ports.
Residents will have direet access to the parking structure from residenlial corridors at levels I
through 5 ofthe building. The corridor adjacent to the parking garage will be separated from
the parking garage by a sound-attenuating lïre wall. Vehieular access to the parking structure
will be from Iron Horse Parkway and the north-south driveway along the westerly side of the
7
PD. PJ.HUlCd Ocvclopment Zoning District
PA 03-058lJublín TraTISjt Center Site B-:;?:
l21>t(¿¡~
sitc. Spaces assigned for gucst and commercial use will be subjec[ to a shared parking
arrangement discussed helow.
The site layout and architectural design of this project will bc consistent with the urban
lifestyle and charaeter of mixed uses planned for the Dublin Transit Center. The detailing of
the retail Slorefronts, townhouse stoops, and urban landscape will aceentuate enhanced
pedestrian circulation and scale of this area. Attcntion has been paid to the massing of the
building to reliect the image depicted in conceptual sketches found in the Stage 1
Developmcnt Plan.
The architectural style is described by the project proponent as "Spanish Mission" with
detailing refiective of styles that are prevalent in the City of Dublin. Exterior articulation and
eolor palette area aimed at minimizing visual mass and seale. Roof lines 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 inelude cast stone
vencer along the base and entries. Scored plaSler and painted stucco finishcs are used on the
upper stories.
The project has two main entries and sevcral secondary entries. An entry courtyard marked
by a pedestrian portal and low staircase is located on the Dublin Boulevard ¡¡'ontage. The
main lobby entrance is accessed from Iron Horse Parkway. Seeondary entrance portals
leading to internal courtyards, eorridors and/or elevator and stair platforms are positioned on
other sides or ends of the building. As with the primary enlrance portals, the secondary
entrance portals would be demarcated by arehways of cast stone vencer elearly visiblelrom
publie way. .
See attached plans and building elcvations prepared by GGLO, duted received October 25,
2004, and Landscape Plans prepared by The GUZ7.ardo Partnership Inc., dated October 25,
2004, referred to as Project Plans labeled Exhibit A of Attaehment 2 to the January 4, 2005
City Council Agenda Statement, stamped approved and on file in the Planning Department.
Any modifications to the project shan be substantially consistcnt with these plans and of
equal or superior materials and design quality.
11. Preliminary Landscape Plan
The landscape plan reinforces the urban design intent by ereating a pedestrian oricnted
perimeter with generous sidewalks, street trec planting, and enhanced paving patterns at kcy
elcments. Foreground planting frames the front entry stoops and anchors the privacy wall
along Dublin Boulevard. This wall is refkcted in the portal walls on the north-soulh
driveway. The European plaza eoneept is realized on the north-south driveway with the
inclusion of speeial paving patterns and pedestrian scaled street trees and pole lights. The
Village Green will be dcveloped as parI of this project in response to the need for publie open
space as stated in the Stage I Development Plan.
The Village Green provides open space to serve the Transit Center eomrnunity with room for
active play, gardens, and seating areas. The Village Green is linked to the north-south
driveway and Iron Horse Parkway via pcdestrian paving patterns and plazas flankcd by
8
PD, f'lanm:d Uevdtlpmenl Zoning DÎstrict
rA 03-058 Dublin rr<'ll1sit Center Site B-2
13V'LÞ3>
accent trees on each end. The edge of th", ViJIage Green is delineated with sidewalks and
street trces around the perimeter.
See plans (Sheets L~ I through L-4) prepared by The Guzzardo Partnership Inc., dated
receivcd October 25, 2004 referred to as Project Plans labded Exhibit A of Attaehment 2 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 projeet shall substantially comply with the project plans and exhibits prepared by
GGLO, dated and details rceeived October 25, 2004, and Landscape Plans prepared by The
Guzzardo Partnership Ine., dated October 25, 2004, referred to as Project Plans labeled
Exhibit A or Attachment 2 to the January 4, 200S City Council Agenda Statement, stamped
approved and on file in the Planning Department. Such project plans are incorporated by
reference. Any modi f¡cations to the project shall bc substantially consistent with these plans
and of equal or superior materials and design quality.
9
It¡ Db 1107
RESOLUTION NO.
A RESOLVfION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
AI'PROVING SITE DEVELOPMENT REVIEW FOR P A 03-058 DUßLIN TRANSIT CENTER
SITE B-2 (AVALON BAY COMMUNITIES) LOCATED AT THE SOUTHWEST CORNER OF
DUßLIN BOULEVARD AND IRON HORSE PARKWAY
(APN 986-0001-011-00)
WHEREAS, the Applicant, Avalon Bay Communities, Inc., has rcquested approval of Site Development
Review for I'A 03-058, Dublin Transit Center Site B-2, for the construction of a 305-unit apartment community
and 15,OOOj: square feet of retail on approximately j:3.57 net aCreS of land, loeated on a portion of Site B of the
Duhlin Transit Center, within the Eastcrn Dublin Specific Plan, at lhe southwest corner of Dublin Boulevard and
Iron Ilorse Parkway; and
WHEREAS, the Applicant has submitted a complete application for Site Development Review for said
project which is available and on file in thc Planning Division; and
WHEREAS, a Master Development Agreemcnt for the Dublin Transit Centcr project was adopted by
Ordinance 5,03; and ,
WHEREAS, the Master Development Agrecment requires that the Transit Center project be in
complianec with the provisions of the City's Inclusionary Zoning Regulations in ctlcct at the time of Site
Dcvelopment Review approval and thaI 15% of thc units in the Transit Center projcct be Inclusionary units under
the City's Inclusionary Zoning Regulations; and
WHEREAS, the Master Development Agreement pcnnits the development of all ofthe very low, and low-
income units requircd to be constructed on Site A-2 and pcrmits all ofthe moderate-income units to be constructed
on Sitcs A-I, ß, and C.
WHEREAS, the Applicant has submitted project plans dated October 25, 2004; and
WHEREAS, the California Environmental Quality Act (CEQA), together with Statc guidelines and City
environmental regulations require that certain projects bc reviewed for environmcntal impacts and that
environmental documents bc prepared; and
WHEREAS, pursuant to the California Environmental Quality Act, Staff has recommended that thc
projcct be found exempt from CEQA pursuant to Government Code section 65457 for residential projects that arc
consistcnt with a specific plan. The Project is within the scope of the Final Environmental Impact Report for thc
Dublin Transit Center General Plan Amendment, Eastern Dublin Specific Plan Amendment, Stage 1 Planncd
Developmcnt Zoning, Tentative Parcel Map, and Dcvelopment Agreement (8CH 2001120395) which was cerlificd
by City Council Resolution No. 215-02 datcd November 19, 2002. This recommendation is based on a
detennination that there are no supplemental impacts that would require preparation of a Supplemenlal EIR; and
WHEREAS, the decision making authority for Site Development Rcview applications typieally lies with
thc Planning Commission; and
WHEREAS', thc City of Dublin Zoning Ordinance, Section 8.96.020.C.1-6 allows the Planning
Commission to transfer hearing jurisdietion to the City Council at its discretion becausc of policy implications,
unique or unusual circumstances, or the magnitude of the Project; and
A TT ACHMENT 2
16~\lp3>
WHEREAS, a Staff Rcport was submitted to the Planning Commission on Novcmbcr 9, 2004
rccommending referral of said application to the City Council; and,
WHEREAS, the Planning Commission did hold a public hearing on said applieation; and,
WHEREAS, propcr notiee of said hearing was givcn in all respects as required by law; and,
WHEREAS, the Planning Commission adopted a Resolution referring the approval, conditional approval,
or denial of application PA 03-058, Dublin Transit Center Site B-2 (Avalon Bay Communities) Site Developmcnt
Review, related amendments, and time cxtcnsions of permits to the City Council; and
WHEREAS, the Planning Commission also recommends approval of said applieation; and
WHEREAS, on January 4, 2005, thc City Council adopted the Stagc 2 Planned Development Zoning
applicable to the proposed Site Development Revicw; and
WHEREAS, a Staff Report was submitted to the City Council on January 4,2004 recommending approval
of said application; and,
WHEREAS, the City Council did hold a public hearing on said application; and,
WHEREAS, proper notice of said hearing was given in all respcets as required by law; and,
WHEREAS, the City Council did hear and use their independentjudgmcnt and considered all said reports,
recommendations and tcstimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE City Council of the City of Dublin does hereby
make the following findings and determinations regarding the proposed Site Developmcnt Review:
A. The proposed Project, as conditioned is consistent with the purpose and intent of Chapter 8.104 Site
Development Review of the Zoning Ordinance in that it will contribute to orderly, attractive and
harmonious site and structural development within the Dublin Transit Center project arca; complies with
the Stage 1 Development Plan adopted for Site B of Dublin Transit Center and the Stagc 2 Planned
Dcvclopment Zoning regulations, rcquirements, and performancc standards adopted for Site B-2 of Dublin
Transit Center; and will promotc the general welfare by providing opportunities for affordable housing
with the Dublin Transit Ccntcr and the City as a whole.
B. The proposed Project, as eonditioned, wi1l be compatible with the surrounding area and eomplies with the
policies of the Gencral Plan and the Eastern Dublin Speeific Plan, the zoning rcquirements of the Stage I
Developmenl Plan for the Dublin Transit Ccntcr in which the projecl is loeatcd; the Stage 2 Planned
Developmenl Zoning regulations, requirements, and performance standards adoptcd for Site B-2 of Dublin
Transit Center; and with all other requirements of the Zoning Ordinance.
C. Thc proposed Project, as conditioncd, will not adversely affect thc hcalth or safety of persons residing or
working in the vicinity, or be detrimcntal to the public health, safcty and welfare, as there will not bc any
signitícant environmental impacts assoeiated with the project and the project has been conditioned to
comply with all mitigation measureS adopted as part of the Dublin Transit Center EIR.
D. The proposed Projcct will not be injurious to property or improvements in the neighhorhood as the ptojcct
is conditioned to comply with all Building Division, Fire Department, Public Works Department, and
Dublin San Ramon Services District requirements.
2
1ID.1J \(~~
E. The site development [or thc proposed Project has becn designed to providc a desirable environmcnt for
the Project and surrounding areas with regard to its site layout, structures, vchieular access, circulation and
parking, setbacks, height, walls, public safety, and similar elements.
F. The subjcct site is physically suitable [or the type, density, and intensity of the proposcd Project and
related structures.
G. The proposed Projcet may impact some views of properties immediately adjacent to the Project site which
have been or will be developed al a lower building height. However, the proposed Project is consistent
wilh the Stagc I Development Plan which allows for a high-density residential community near mass
transit to [urthcr the City's goals of greater public transportation use and less depcndcncy on the
automobile. Furthcrmore, the Project building exterior has been designed to provide visual interest, offset
the perception of building mass, and complcment the surrounding dcvelopment.
H. Thcrc are no impacts to slopes or topographic features as the site is generally flat.
I. Architectural considerations, ineluding the eharacter, seidc and quality of the design, the architectural
relationship with the site and othcr buildings, building materials and colors, scrcening of exterior
appurtenanccs, exterior lighting, and similar elements havc been incorporated into the Project and as
conditions of approval in order to cnsure compatibility o[ this development wilh thc development's design
concept and thc character of future residcntial uses.
1. Landscape considerations, including the location, type, size, color, texture and eoverage of plant materials,
provisions and similar elcments have been considcrcd to ensure visual relicI' and an attractive environment
for the public.
BE IT FURTHER RESOLVED that the City Council does hereby approvc said application, PA 03-058,
Dublin Transit Center Site B-2 (Avalon Bay Communities) Site Development Review to construct a 305-unit
apartment' community and 15,000± square feet of retaillocatcd at the southwest corner of Dublin Boulevard and
Iron Horse Parkway, as generally dcpicted in the written statement and project plans prepared by GGLO, datcd
Octobcr 25, 2004, labeled Exhibit A to Attachment 2 of the January 4, 2005 City Council Agenda Statement,
stamped approved, and on filc with the Community Development Department, subject to the following conditions:
CONDITIONS OF AI'I'ROV AL
Unless stated otherwisc, all Conditions of Approval shall be complied with prior to the issuance of building
permits or establishment of use, and shall be subjcct to Planning Department review and approval. The following
eodes represent those departments/agencies responsible for monitoring eompliance of the conditions of approval:
[PL] Planning, [B] Building, [PO] Police, [PW] Public Works, [ADM] Administration/City Attorney, [FIN]
finance, [PCS] Parks and Community Services, [F] Alameda County Firc Department, [DSR] Dublin San Ramon
Services District, [LDD], Livermore Dublin Disposal, [CO] Alamcda County Departmcnt of Environmental
lIealth, [Zone 7], Alamcda County Flood Control and Water Conscrvation District, Zone 7, [LA VT A], Livermore
Amador Valley Transit Authority, [CHS], California Departmenl of Hcalth Services.
Approval. This Site Developmcnt Review approval for
Dublin Transit Center Site B-2 (Avalon Bay Communities,
Inc), PA 03-058 establishes lhe dctailed design concepts and
regulations for thc project. Developmcnt pursuant to this Site
Develo ment Rcview enerall shall eonform the ro'cct
3
2.
3.
4.
5.
6.
7.
8.
plans submittcd by GGLO dated October 25, 2004, on file in
the Community Development Department, and other plans,
text, and diagrams relating to this Site Development Rcview,
unless moditled by the Conditions of Approval contained
herein.
Effective Date. This Site Development Rcview approval is
contingent upon the approval of the related Stage 2 Planned
Development Rezoning. If the Stage 2 Planned Development
Rezoning is not approved this Sitc Deve10pment Review
a roval shall ccome null and void.
I'ermit Expiration. Construction or use shall commence
within OnC (1) year of Permit approval or the Pcrmit shall
lapse and become null and void. Commencement of
construction or use means the actual construction or use
pursuant to the Pcrmit approval or demonstrating substantial
progress toward commencing such construction or use. If
there is a dispute as to whether the Permit has expircd, the
City may hold a noticed public hearing to determine the
matter. Such a determinalion may be processed coneurrently
with revocation proceedings in appropriate circumstances. If
a Permit expires, a new application must be made and
rocessed accord in ,to the re uirements ofthis Ordinance.
Time F.xtension. Thc original approving decision-maker
may, upon the Applicant's written request for an extension of
approval prior to expiration, and upon the determination that
any Conditions of Approval remain adcquate to assure that
applicable findings of approval will continue to be met, grant
a time extension of approval for a period not to exccçd six
(6) monÙls. All time extension requests shall be noticed and
a public hearing or public mceting shall be held as required
b the artieular Permit.
Permit Validity. This Site Development Review approval
shall be valid for the remaining life of the approved structure
so long as thc operators of the subject property comply with
the ro'cct's conditions ofa roval.
Revocation of permit. The Site Development Review
approval shall be revocable for cause in accordance with
Seetion 8.96.020.1 of thc Dublin Zoning Ordinance. Any
violation of the tenns or conditions of this permit shall bc
sub'eet to citation.
Development Agreement. The Developer shall mect all
applicable sections of the Master Dcvelopment Agreement
for the Dublin Transit Center adopted as Ordinance No. 5-03.
Section 6 of the Master Deveiopment Agreement requires the
Developer to enter into a new Development Agreement
s eeific to the current ro' ect.
Requirements and Standard Conditions. Thc Applicant!
Developer shall comply with applieable City of Dublin Fire
Prevention Bureau, Dublin Public Works Department,
Dublin Suildin Dc artment, Dublin Police Serviccs,
4
PL
PI,
PL
PI,
PL
ADM
Various
One year
from pcrmit
approval
One year
from permit
approval
On-going
On-going
Building
Pcrmit
Issuance
DMC
8.32.030.8
DMC
8.96.020.D
DMC
8.96.020.E
DMC
8.96.020.F
DMC
8.96.020.1
Administratio
n/City
Attorney
Standard
9.
10.
11.
12.
13.
Alameda County l'Iood Control District Zone 7, Livermore
Amador Valley Transit Authority, Alameda County Public
and Environmental Health, Dublin San Ramon Services
District and the California Department of Hcalth Services
requirements and standard conditions. Prior to issuance of
building permits or the installation of any improvements
relatcd to this project, thc Developer shall supply written
statcments from each such agency or departmcnt to the
Planning Department, indicating that all applicahle
conditions re uired have been or will he met.
Req uired Permits. Developcr shall obtain all perm its PW
rcquired hy other agencies including, but not limited to
Alameda County Flood Control and Water Conservation
Distriet Zone 7, California Depm1ment of Fish and Game,
Army Corps of Engineers, Regional Water Quality Control
Board, Caltrans and provide copies of the permits to the
Public Works De artment.
Fees. ApplicantlOevelopcr shall pay all applicable fees in Various
effcct at the time of building permit issuance, ineluding, but
not limited to, Planning fces, Building fees, Trattlc Impact
Fees, TVTC fees, Dublin San Ramon Services District fees,
Public Facilitics fces, Dublin Unified School District School
Impact fees, Firc Facilities Impact fccs, Alameda County
Flood and Watcr Conservation District (Zone 7) Drainage
and Water Conncction fees; or any other fee that may be
ado ted and a licable.
Indemnification. The Developcr shall defend, indemnify, ADM
and hold harmless the City of Dublin and its agents, offieers,
and employees from any claim, action, or proceeding against
the City of Dublin or its agcnts, officers, Or cmployees to
attack, set aside, void, or annul an approval of the City of
Dublin or its advisory agency, appeal board, Planning
Commission, City Council, Community Dcvelopment
Dircctor, Zoning Administrator, or any other department,
committee, or agency of the City related to this project to the
extcnt such actions are brought within the time period
requircd by Government Code Section 66499.37 or other
applieable law; provided, however, that The Developer's duty
to so defend, indemnify, and hold hannless shall be subject
to thc City's promptly notifying The Developer of any said
claim, aetion, or proceeding and the City's full eooperation in
the defensc of such actions or roeeedin s.
Clean-up. The Applicant/Developer shall be responsible for PL
clean-up and disposal of project related trash to maintain a
saIC, clean, and litter-Iree site.
Modifications. Modifications or changes to this Site PL
Development Review approval may be considered by the
Community Development Director if the modifications or
changes proposed comply with Section 8.104.100 of the
Zonin Ordinance.
5
Building
Permit
Issuance
Building
Permit
Issuance
On-going
On-going
Standard
Various
Administratio
n/City
Attorney
Planning
DMC
8.104.100
14. ControllinJl Activities. The Applicant/Developer shall
eontrol all activitics on the project site so as not to create a
nUIsance to thc cxisting 01' surrounding busincsses and
residences.
15. AceessorylTemporary Structures. The use of any
accessory or temporary structures, sueh as storagc sheds or
trailer/ container units used for storage 01' for any other
purposcs, shall be subjeet to review and approval by the
Communi Develo mcnt Director.
PRÖJEC"t'SIE(t,Flíê
16. Affordable HousinJl Agreement. The Applicant shall enter
into an Affordable Housing Agreement with the City to
ensure that thc affordable units required by Condition 18
remain affordablc for 55 years and that other provisions of
Chapter 8.68 of the Dublin Municipal Code (the Inelusionary
Zoning Regulations) are satisfied, ineluding provisions
relating to priorities in the rental or sale of affordablc units as
set forth in Section 8.68.050 of thc Dublin Municipal Code.
The agreement shall also include provisions to ensure that
the units remain atfordable in the event that thc atfordable
units are sold as condominium units. Such agreement shall
be recordcd to ensurC it has priority over and is not
subordinate to any othcr recorded document affecling the
ro ert .
17. Inelusionary ZoninJl Regulations. The Applicantl
Developer shall comply with all provisions of Chapter 8.68,
lnclusionary Zoning Regulations of the Dublin Zoning
Ordinancc exeept as modified by thcse conditions of
a roval andlor an ado ted Develo mcnt A reement.
18. !nelusionary Zoning Requirements. The Applicant!
Developcr shall providc a minimum of 30 moderate income
units. Unit atfordability shall be betwcen 80% and 120% of
the area mcdian income. Affordable unit types (i.e. I
bedroom, 2 bcdroom, 3 bcdroom, e1c) shall be equally
dispersed with the same ratio as markct rate units in
accordancc with the Inclusionary Zoning Regulations. Any
changes to the affordablc units must first be reviewed and
a roved b the Direclor ofCommunit Develo ment.
19. MitiJlation Monitoring ProJlram. The Applicant!
Developer shall comply with the Dublin Transit Center E1R
Mitigation Monitoring Program including all mitigation
measurcs, action programs, and implementation mcasures on
file with the Community Development Department.
PL
I'L
ADM, PL
PL
PL
20. Sound Attenuation. The Applicant/Developer shall submit
a site spccific acoustic report to be prepared by qualified
acoustical consultants. The acoustic report shall include
detailed idcntification of noise exposure levels on the
individual project site and a listing of spccitlc measures to
PL
6
On-going
On-going
On going
Through
Completion
and
On going
On-going
Building
Permit
Issuance
Planning
DMC
8.108
DMC 8.68
DMC 8.68
Ord. 05·03
(Mastel' DA)
and
DMC 8.68
Dublin
Transit
Centcr FIR
Mitigation
Monitoring
Pro ram
Dublin
Transit
Center EIR
Mitigation
Monitoring
Pro ram
reduce both interior and exterior noise levcls to normally
acceptable levels including but not limited to glazing and
ventilation systems, construction of noisc barriers and use of
buildin s to shield noise.
21. Equipment Screening. All electrical and/or mechanical
equipment shall be screened from public view. Any roof-
mounted equipmenl shall be completely scrccned from view
by materials architecturally compatible with thc building and
to the satisfaction of thc Communit Oevelo ment Director.
22. Master Sign Program. A Master Sign Program shalt be
applied for and approved tor ~ Proj ect relatcd signage
including, but not limited to, community idcntitication
signage, address signagc, directional signage, parking
sign age, speed limit signage, retail tenant signagc, and other
si na e deemed necessar b tbe Cit .
23. Colors. The cxterior paint colors ofthe huildings are subject
to City revicw and approval. Thc Applicant shall paint a
portion of the bui Iding the proposed colors for revicw and
approval by the Director of Community Developmcnt prior
to aintin the entire structure.
24. Telceommunications. The Applicant shalt comply with
ANSIITIA.EIA-570-A Standard relating to
telecommunications and the installation of data outlcts for
hi h-s ecd internet access within individual residential units.
25. Bicycle Storage Rooms. A minimum of 20 bicyclc storage
spaces sbalt be provided in the enclosed storage rooms
within the parking garage. To the extent practieal, additional
bicycle storage should bc provided in the enclosed storage
rooms on each level of thc parking garage if thcse areas are
not nccded for mechanical e ui ment.
Final Landscape and Irrigation Plans. Final Landscape
and Irrigation Plans, prepared and stamped by a State
licensed landscapc architect or registered engineer, shall be
submitted for review and approval by the City Enginccr and
the Community Development Director. Plans shall be
generally consistcnt with the Dublin Transit Center General
Plan and the prcliminary landscape plan prepared by The
Guzzardo Partncrship Inc., dated Oetober 25, 2004, cxccpt as
modified by thc Conditions listcd below and as required by
the Communit Dcvelo ment Director.
27. Plant Species. Plant species shall be selected according to
use, sun/shade location and space available. The landscapc
plan should include plant species that are not salt sensitive.
Street trecs shalt be high branching and produce minimal
litter.
28. Slopes. The landscape plan shall addrcss slopes within thc
propcrty, including erosion, maintenance and irrigation
issues. All slo es shall have a one-foot level area at to and
7
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11111 1 1111,,-11. IIhll' ,I 11,,1-,"
I'L Through Planning
Completion/
On-going
PL, ß, F, Installation of Various
PW,PO any projcct
related
signage
PL Occupancy Planning
B,PL
PL
PL
PL
PL
Building
Permit
Issuancc
Building!
Planning
Occupancy
Planning
Building
Permit
Issuance
DMC
8.72.030
Planning
Planning
29.
30.
31.
32.
33.
34.
bottom ofth~ slo e for maintenance.
I"andscaping at Street/Drive Aisle Intersections.
Landscaping shall not obstruct the sight distance of
motorists, pedestrians or bicyclists. Exc~pt for tre~s,
landscaping (and/or landscape structures such as walls) at
drive aisle int~rscctions shall not bc taller than 30 inches
above the curb. Landscaping shall be kcpt at a minimum
height and fullness giving patrol offic~rs and the general
ublic surveillance ca abiliti~s of the ar~a.
Lighting. The Applicant/D~veloper shall prepare a ligbting
isochart to tbe satisfaction of the City Engineer, Director of
Community Dewlopment, thc City's Consulting Landscape
Architect and Dublin Policc Servic~s. Exterior lighting shall
b~ provided wilhin the parking lot and on the building, and
shall bc of a design and plaeement so as not to cause glarc
onto adjoining properties, businesses or to vehicular traffic.
Lighting used after daylight hours shall be adequate to
rovide for securit nceds.
Street Lights IInd Trees. Maintain approximately 15'
clearance between streetligbts and street trees. Where such
clearance is not practical for design considerations, trecs
shall be incrcased to 36" hox minimum to reduce the conflict
between the Ii htin and folia e.
Bioswale. Bioswale shall be dcsigned and detailed to the
approval of thc Director of Community Development and
Public Works De artment.
Village Green Play Areas. Th. Village Green play areas
and water piay areaS shall b. designed consistent with the
Dublin Transit C~ntcr General Plan and to the satisfaction of
the Dircetor ofCommunit Develo mcnt.
Standard Plant Material, Irriglltion and Maintenance
Agreement. Thc Applicant/Dewloper shall complet~ and
submit to the Dublin Planning Department the Standard Plant
Material, Irri ation and Maintcnance A reement
Landseape Bord~rs. All landscaped areas shall bc bordered
by a concrete curb that is at least 6 inches high and 6 inches
wide. Any curbs adjacent to parking spaces must be 12
inches wide to faeilitate pedestrian aecess. All landscaped
ar~aS shall be a minimum of 6 f~et in width (curb to curb).
All landscape planters within the parking area shall maintain
a minimum 5 foot radius, or be 2 feet shorter than adjacent
parking spaces to facilitate vehicular maneuvering. Concrete
mow strips at least 4 inches deep and 6 inches wide shall be
re uired to se arate turf areas from shrub areas.
Lllndseaping. Applicant/Developcr shall construct all
landscaping within the site and along the projeet frontage.
The on site landscaping shall be to the satisfaction of thc
Director of Community Development. Thc frontagc
landscaping, from lhc face of curb to the right-of-way, shall
be to th~ dcsi n in thc Dublin Transit Center S ccitlc Plan.
8
35.
36.
PL
PL,I'W,
1'0
PI,
PL,PW
Building
Permit
Issuance
Building
Pcnnit
Issuanc~
PL
PL
Building
Pemit
Issuancc
PI,
Building
Permit
Issuance
PL,I'W
Building
Pemit
Issuance
Planning
Planning
Planning
Planning!
Public Works
Planning
DMC
8. n050.B
Planning
Planning!
Public Works
Strcct trees within the frontage shall he a minimum 24" box,
thcir cxaet tree locations and varieties shall approvcd by the
Communi Develo ment Director and the Cit En ineer.
37. Plant Standards. All trees shall he 24" box minimum, with
at least 30% at 36" box Or greater; all shrubs shall bc 5 gallon
minimum.
38. Maintenance of Landscaping. All landscaping materials
within the public right-of-way shall be maintained for 90
days and on-site landscaping shall be maintained 111
aceordancc with the "City of Dubl in Standards Plant
Material, Irrigation System and Maintenance Agreement" by
the Developer after City-approved installation. This
maintenance shall inelude weeding, the application of pre-
emergcnt chemical applications, and the replacemcnt of
matcrials that die. Any proposed or modified landscaping to
thc sitc, including the removal or replacement of trccs, shall
reqUlrc prior review and written approval from the
Communi Develo ment Director.
39. Water Efficient Landscaping Ordinance. Thc Applieant/
Developer shall submit written documentation to the Public
Works Department (in the fonn of a Landscape
Documentation Package and other required documents) that
the development conforms to the City's Water Efficient
Landsca in Ordinance.
ijjI¡\r '\;¡P"ßøJËcTiisltlitct
Green Building Gnidclines. To the extent practical, the
Applicant shall incorporate Grcen Building Measures. Green
Building plans shall be submitted to the Building Oftjeial for
rcview.
41. Cool Roofs. Flat roof arcas shall have their rooting material
coated with light colored gravel or painted with light colored
or rellective material desi ned for Cool Roofs.
42. Engineer Observation. The Engineer of rccord shall be
retained to provide observation services for all eomponents
of the lateral and vertical design of the building, including
nailing, hold-downs, straps, shear roof diaphragm and
structural frame of the building. A writtcn report shall be
submitted to the City Inspector Drior to scheduling the final
frame ins ection.
43. Addressin (.
a) Provide a plan for display of addresses. The
Building Official and Direetor of Communily
Development shall approve plan prior to issuance of
the first building pjJrmit.
PL
Occupancy
PL
PL
Building
Permit
Issuancc
Planning
City of
Dublin
Standards
Plant
Material,
Irrigation
System and
Maintenance
Agreement
DMC 8.88
B
Through
Completion
Building
ß
Through
Completion
B
Through
Construetion
B
a) Prior to
pennitting
b) Occupancy
of any Unil
b) Addrcss signage shall be provided as per the Dublin
Residenlial Sccurity Code.
C Exterior address numbers shall be backlit and osted
9
c) I'ennit
Building
Building
Building
~
··I.:~L:~liliil·UU::
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¡¡:;:,:¡.r::i:i,qt,:::tp~!¡¡::¡¡::::i,::::,::
Issuance and
through
completion
in such a way that they may be seen from all public
or privatc strcets.
d) An approvcd apartment unit numbering plan shall be
incorporatcd into the construction drawings.
e) Signage for each apartment unit and hallway signage
shall be approved as part of the Master Sign
Pro ram.
44. Electronic File. The Applicant/Developer shall submit all
building drawings and speeitïeation. for this project in an
electronic format to thc satisfaction of the Building Official
prior to thc issuanec of huilding permits. Additionally, all
revisions made to the building plans during the project shall
bc incorporated into an "A. Built" electronic file and
submittcd rior to thc issuance of the final occu anc .
45. Construction Trailer. Due to size and nature of the
development, the Applicant/Developer in conjunction with
the Applicant/ Developer of the adjacent project on Sitc B,
.hall provide a con.truction trailer with all hook ups for use
by City Inspection personnel during the time of construction
a. determined necessary by the Building Off1cial. In the
event that the City has its own construction trailer, the
Applicant/Developer shall provide a sitc with appropriate
hook ups in close proximity to the projeet .ite to
accommodate this trailcr and shall, at the
Applicant/Developer's cxpcnsc, cau.e the trailer to be moved
from its current location at such time as is detennined
necessar b the Buildin Omcial.
46. Alternate Methods Special Inspections. A. determined by
the Building Official, additional inspections beyond those
nonnally required by a building of this type may be required
to evaluate and dctcnnine appropriateness of Alternate
Methods proposed by thc Applicant/Developer and approved
by the City. Thcsc iospeetions .hall be subject to
reimbursemcnt for the actual co.ts incurred plus the City's
normal administrative fee.
47. Loft Areas. All loft or mezzanine areas within the
residential portion of the projeet shall meet all the
requirements for bedrooms, (i.c. smoke alarms, light and
ventilation, window e ress, clcctrical, ete.
48. Height of Building. Developer/Contractor shall eertify the
height of the buildings prior to first frame inspection in a
manner accc tablc to the Buildin Official.
BU 'ING::¡
49. Building Codes and Ordinauees. All project construction
shall confonn to all building codcs and ordinances in effect
at the time of buildin ermit.
d) Prior to
permit
Issuance
e) Priorto
Occupancy
B
Issuance of
Building
Pennits
Building
Building
Building
Building
Building
10
B
Issuance of
Building
Perm its
B
Through
Construction
B
Issuancc of
Building
Pennits
B
First Frame
Inspection
B
Through
Completion
Building
''''+i:
.::.::,II,!.:!
Retaining Walls. All retaining walls over 30 inches 111
hcight and in a walkway shall be providcd with guardrails.
All retaining walls over 24 inchcs with a surcharge or 36
inches without a surchargc shall obtain pennits and
ins ection from the Buildin Division.
51. Phased Occupancy Phm. If occupaney is requested to
occur in phases, then all physical improvements within each
phase shall be required to be complctcd prior to occupancy of
any huildings within that phase exccpt tor items specifically
cxcludcd in an approved Phased Occupancy Plan, or minor
handwork items, approved by the Departmcnt of Community
Development. The Phased Occupancy Plan shall be
submitted to the Director of Community Development and
Public Works for review and approval a minimum of 45 days
prior to the request for occupancy of any huilding covered by
said Phased Occupancy Plan. Any phasing shall provide for
adequate vehicular acceSS to all parcels in each phase, and
shall substantially confonn to the intent and purpose of the
subdivision approval. No individual building shall be
occupied until the adjoining area is tlnished, safe, accessible,
and provided with all reasonable expected serviccs and
amenities, and separated from remaining additional
construction activity. Subject to approval of the Director of
Community Dcvelopment, the complelion of landscaping
may be deferrcd duc to inelement weather with thc posting of
a bond for the value of the deferred landscaping and
associated im rovement.
52. Building Permits. To apply for building permit;;,
Applicant/Developer shall submit cight (8) sets of
eonstruction plans to the Boilding Division for plan check.
Each set of plans sball have attached an annotated copy of
these Conditions of Approval. The notations shall elearly
indicate how all Condilions of Approval will or have been
complied with. Construction plan. will not be accepted
without the ..nnotated resolutiou. attached to each set of
plan.. Applicant/Dcveloper will be responsiblc tor
obtaining the approvals of all participating non-City agcneies
rior to the issuancc of build in ermits.
53. Copies of Approved PIau.. Applicant shall provide City
with 4 reduccd 1/2 si7.e co ies of the a roved lans.
54. Air Conditioning Units. Air conditioning units and
ventilation ducts shall be screened from public view with
materials compatible to thc main building. Units shall be
pcrmanently installed On concrctc pads or other non-
moveable materials to be approvcd by the Bui Iding Official
and Director of Communit Develo mcn!.
55. Temporary Fencing. Temporary Construction feneing shall
be installed along the perimeter of all work under
construction.
56. Foundation. A Geotechnical En ineer for the soils rc ort
II
B
Occupancy of
any affected
building
B
Issuance of
Building
Penn its
B
30 days after
first ermit
Occupancy of
unit
B,PL
B
Through
completion
B
Permit
Building
Building
Building
Building
Building
Building
Buildin
shall review and approve the foundation design.
shall bc submittcd to the Buildin Division on the a
pïRE:l.L}l!im<::r::SPECI
57. Thc maximum lcngth of a dead end corridor shall be 20 feet.
Correct the dead end corridors on all levels at two locations
as follows,
o The northeast corner of the building.
o The north ecntral portion of the bui lding by the
stora e room north ofthc central stair.
58. Providc an cxit analysis tOr the first level. It appears there
may be additional exits needed for the club room and thc
tltness area and there are door! ate swin issues.
59. Show all the exit componcnts on the plans- eorridor, exit
enclosure, exterior exit balcony, etc. on the plans.
60. The elevator shalt be separated from the corridors by smoke
and dralt control assemblies.
61. Provide a ramp for the elevator at thc southwest portion of
the building so it is accessiblc by a gurney.
62. Show the roof hatches for the stairs that don't extend to the
roof.
63. Civil- Provide 2 additional hydrants each within 50 feet of
the FDCs for the sprinkler systems.
64. Civil plan C-6 shows a double detector chcck with a PYI.
PlY's are not used as the shut off are provided by OS&Y
valves at the backflow preventors. Backtlow prevention
shall be rovided as rc uired b DSRSD.
65. The hydrants are shown in close proximity to trccs. The
location of thc hydrants shall be so the trees do nOt interferc
with the h drants.
66. Thc projcct shall be in compliance with Building and Firc
Codes unless specifIcally addressed by an alternate matcrials
or methods a lication.
FmEH':1i"'LTE :MiiTJiYRìMí!.S:ÁPP
67. The projeet shall comply with the alternatc matcrial
application submitted for the project subject to the following
conditions,
o A formal detailed phasing plan and fire safety during
construction plan are requircd prior to start of
eonstruction.
o Provide emergency lighting in the corridors and
stairways.
o The cxeeptions altowing omission of sprinklers in
combustible concealed s aces will be reviewed On a
12
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F
F
F
F
F
F
F
F
F
F
Issuance of
Building
Permits
Issuance of
Building
Permits
Issuance of
Building
Pcrm its
Issuance of
Building
Permits
Issuance of
Building
Pcrmits
Jssuance of
Building
Penn its
Issuance of
Building
Penn its
Issuance of
Building
Permits
Issuance of
Building
Perm its
Through
completion
Fire
Fire
Firc
Fire
Fire
Fire
Fire
Fire
Fire
Fire
Issuance of
Building
Permits
Fire
68.
case by case basis.
o Reductions of sprinkler operating arcas based on
quick response sprinklers will not bc allowed.
o CFC scction 1006.2.9.1.1 exeeption 2 will not be
allowcd for this bnilding. A "full" tIre alarm system
is rcquired.
o If a firc pump is necdcd on the project, two fire
urn s shall bc rovidcd for reliabili
The building design shall match the approved alternate
materials application.
69.
III
Emergency Vehicle Access. In accordance with thc City of
Dublin Fire Code requirements, thc Applicant/Developer
shall provide emergency vehicle acccss routcs into the
project In general confonnance with thc site plan.
Applicant/Developer shall demonstratc how emergency
access requirements shall bc achicvcd on the improvement
plans to the satisfaction of thc City Enginccr and the City of
Dublin Fire Marshal. (All cmcrgcncy vchiclc access roads
(first lift of asphalt) and thc public watcr supply inclnding all
hydrants shall bc in place prior to vertical constmction or
combustiblc storage on site). Fire apparatus roadways shall
havc a min ¡mum unobstructed width of 20 feet (14 feet for
onc way streets) and an unobstructed vertical clearance of
not less than 13 feet 6 inehes. Roadways under 36 feet wide
shall be posted with signs or shall have red curbs painted
with labels on one side; roadways under 28 feet wide shall bc
posted with signs or shall have red curbs painted with labcls
on hoth sides of the street as follows: "NO STOPPING FIRE
LANE - CVC 22500.1". CFC 1998, Scction 1998 .
Automatic Sprinklers. Automatic sprinklers shall be
provided throughout the building as required by the Dublin
Fire Code and modified by thc alternate materials
application. If the buildings have ovcr 100 sprinklers the
s stem shall be monitored b UL listed ccntral station.
City of Dublin Rules Regulations and Standards.
Applicant/ Developer shall comply with all City of Dublin
Fire rules, regulations, and standards, including minimum
standards for cmcrgency access roads and payment of
a licable fecs includin Ci of Dublin Fire facilit fees.
Fire hydrants. The Applicant/Developer shall construct all
new fire hydrants in accordance with thc City of Dublin Fire
Code. Final locations of fire hydrants shall bc approved by
the City of Dubl in Fire Marshal in accordance with current
standards. Thc minimum fire flow design shall be 1500
gallon per minute at 20 psi residual (flowing from a single
hydrant). Raised blue reflectorized traffic markers shall be
epoxied to the center of the street oppositc each hydrant.
Sufficient fire flow IS re uircd bascd on buildin
13
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70.
F
71.
72.
F
Fire
F
Combustible
construction
or
combustiblc
storagc on site
Firc
Occupancy of
any affeeted
building
Fire
Through
complction
Fire
r
Combustible
construction
or
combustiblc
storage on site
Fire
73.
74.
75.
construction and siz~.
Addressing. Approvcd numbcrs or addresses shall he placed
on all new and existing buildings. The address shall be
positioned as to bc plainly visihle and legible from the street
or road fronting thc property. Said numbers shrill contrast
with thcir back round.
Fire Extinguishers. Provide 2A I onc tIre extinguishers
within 75 tì !ravcl distance of portions of the buildings. An
approved sign in accordanee with Uniform Fire Code shall be
cons ÎCuousl osted above thc cxtin uishcr.
Knox Key Boxes. Provide Knox key hoxes at the main
entrancc to thc buildings at the exterior doors to stair that
extcnd to the 4th floor and at any gates. The Knox box shall
contain a key that provides access to the huilding or gate.
Gatcs or barricrs shall mcet thc requirements of the City of
Dublin Firc Codc.
',crt
Security Plan. The Applicant/[)evelop~r shall submit a
Security Plan for the site. The Security Plan shall addrcss
both the resid~ntial and comm~rcial componcnts to thc
proj~ct including, bul not limited to, adcquatc lighting and
visibility l~v~ls within the garage; measurcs to sccure access
at all ped~strian gat~s to the project; measures to sccure the
main ~ntry doors and gates; measures to securc aceess to the
private courtyards, club room, and fltncss center; information
rcgarding alann systcms (type and location), inventory
control measures, key control mcasures, and employee safety
and security training programs. The Security Plan shall be
suh' cct to review and a roval b the Chief of Police.
Direetory Map. There shall be positioned at each street
entrance an illuminated diagrammatic representation (map)
of the complex that shows the location of the viewer and th~
unit designations within the complex. [)irectory map boards
shall be installed at project's entrances. Th~ boards shall bc
readable and well Ii hted.
Commercial Lighting Plan. The Applicant/[)~velop~r shall
submit a eommercial lighting plan with point by point
photometric measurements for th~ parking structurc,
connectin ath, outdoor arkin ar~a and r~sidential areas.
Commercial Areas - Lighting. All comm~rcial areas shall
have light tixtures above each store front. Parking 101
lighting or landscape lighting will not be allowed to b~ th~
onl sourcc of Ii ht to the store front.
Exterior Lighting. Extcrior lighting is required over all
doors.
F
F
F
Occupancy of
any affeeted
building
Occupancy of
any affected
building
Occupancy of
any atfected
building
Fire
rire
Fire
. ,I
1'1'
Polic~
76.
77.
78.
79.
80.
81.
82.
Vandal Resistant Lighting Fixtures. All lighting fixtures
shall be of a vandal resistant t ~.
Erne enc Access - Residential ßuiIdin Multi'¡~nant
14
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PO
PO
PO
PO
Occupancy
Occupancy
Issuance of
Building
P~nnits
Issuanc~ of
Building
Permits
Issuance of
Building
Pennits
Oecupancy
Occu anc
I'olic~
Police
Policc
Police
Police
Policc
1103>
buildings utilizing electronic access control systems on the
main entry door shall provide police emergency access
utilizing an approvcd key pad switch devicc which shall be
installed as follows:
. All doors using an electromagnetic type of lock shall
install a key pad switch device al thc building's
exterior. A telephone/intercom console or a control
housing, needs to be of a heavy gauge mctal, vandal
and weather resistant housing, which is aceessible to
a driver of a vchicle_ An approved Knox Box or
Knox type key switch is to be mounted on the side
facing the roadway located within close proximity
and in a visible area near the door.
Stairway Mirrors. Stairway shall have shatter resistant
mirrors or other equally reflective material at each Icvel and
landing and be designcd or place in such manner as to
rovide visibilil around corners.
Stairways - Restricted Aeecss. Areas beneath stairways at
or below ground Icvcl shall be fully enclosed or access to
them restrictcd.
Locked Gates. Tenant buildings shall be equipped with an
electromagnetic type of lock on the main entry doors and
gates. Loeked gates shall secure the private pool courtyard,
leasing officc, elubhouse and fitness area_ Locks can bc
electromagnctic type or standard protected door/lock
mechanisms_
Door Hinge.. Doors opening out from the building to the
strect shall have non-removable hin es_
Tenant Unit Locator Box and Intercom. Each acccss point
into the residential strueture on the ground floor shall have a
tenant unit locater box with intercom.
I.andseapinJ!:. The Applicant/Developer shall ensure that,
trees have a minimum six-foot canopy height, and that all
shrubbery is planted away from the structurcs and kept
trimmed to eliminate hiding places and improve open
surveillance. Trees shall not be planted near light standards
in a manner that would prevent negative light rcflection when
the trees row.
tCE"'.í!:~GiSmc'Ïi1. .
89. Emergency Access - I'arking Structure. Parking arcas or
structures controllcd by unmanned mechanical parking type
gates shall provide for police emergency acccss as follows:
. An approved Knox Box or Knox type key switch is
to be mounted on a control pedestal consisting of a
metal post/pipe at a height of 42 inchcs and a
minimum of 15 feet (4.6m) trom the entry/exit gates
of the parking structure. The Knox box device shall
be located on the left side of thc road or driveway of
the ate. It shall be accessible in such a manner that
83.
84.
85.
86.
87.
88.
PO
Occupaney
PO
Issuance of
Building
Permits
Occupancy
PO
PO Occupancy
PO Occupancy
PO Occupancy
and
On-Going
15
PO
Occupancy
Police
Police
Police
Police
Police
Police
Police
pOÍiÍ
97.
90.
it will not requirc a pcrson to exit their vehicle to
reach it, nor to require any vehicle haek-up
movcmcnt to enter a arkin stmcture.
Radio Frequency. The Applicant/Developer shall insure
radio trequeney transmission and recelYlI1g capabilities
within thc arkin stmeture for Police/Fire/ Ambulance.
Interior Lighting. Thc interior portion of the parking
structure shall be illuminated with a uniformly maintained
minimum level of onc foot candles of light between ground
level and 6 vertical fcct. The same level of light shall ap¡:lly
to the 0 en arkin arca ad'acent to the arkin strueture.
White Paint. Thc Appl icant/Developer shall paint the
intcrior walls of the parking structure white to reflect
available Ii ht.
Seenrity Screens. Thc parking strueture shall be secure and
controlled by electronically controlled gates and security
screens over ventilation spaces to prohibit access by
unauthorizcd pcrsons.
91.
92.
93.
94.
Grill Work. Grill work covering openings for the parking
area shall be desi ned to rohibit their uSe as ladders.
Shatterproof Convex Mirrors. Blind corncrs in parking
structure shall be provided wilh shatterproof convcx mirrors
to improve visibility for both operators of vehieles and
edestrians,
Pedestrian Pathways. Pedestrian paths in parking structure
will be shown with appropriate crosswalks areas depieted.
95.
96.
98.
The Applicant/Developer shall comply with all applicable
City of Dublin Rcsidential and Non-Residential Security
Ordinance re uircments.
Thc ApplicantlDeve loper shall keep the site eIear of graffiti
vandalism on a continuous basis at all times. If available,
raH1ti rcsistant materials should be used.
The Applicant/Developer shall work with Dubl in Pol ice
Services on an ongoing basis to establish an cttcctive theft
revention and seclIrit ro ram.
The pcrimctcr of the site shall be fenced during construction,
a tcmporary address sign shall be placed at the site and
securil Ii 'htin and atrols shall be em 10 ed as necessar .
o 'I e:IW!lWmlil
Public F..eilities Fee. The developer shall pay a Public
Facilities Fee in the amounts and at the times set forth in City
of Dublin Resolution No. 214-02, adopted by the City
Council on November 19,2002, or in thc amounts and at the
times set forth in any Resolution revising the amount of the
Public Facilities Fee, as implemented by the Administrative
Guidelincs ado ted b Resolution 195-99.
99.
100.
16
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PO
PO
PO
PO
PO
PO
PO
PO
PO
PO
PCS
Occupancy
Police
Issuance of
Ruilding
Permits
Police
Occupancy
Police
Oceupancy
Police
Occupancy
Police
Occupancy
Police
Police
On-Going
Police
On-Going
Police
On·Going
Policc
Start of
Construction
and On-ooin
Police
Per Reso.
214-02 or
subsequent
Reso,
Parks &
Community
Services
<1u::ticw$>"';::PR
102. Parcel Map 7525. Parcel Map 7525 must be approved and
ready for rccording prior to the construction of any
im rovcmcnts.
103. Street Lighting Maintenance Assessment District. for the
purposes of maintaining the publicly maintained strcctlights
within the project area, the Property shall be annexed into a
Strcet Light Maintenance Assessment District as requircd by
the Master Development Agreement with the Surplus
Property Authority of Alameda County for the Dublin
Transit Center (Ordinance No. 5-03). The property owncrs
shall maintain all deeorativc strcetlights. Thc DcveJopcr shall
provide all necessary documcntation req uired by thc City to
complete the annexalion process. The Developer shall
comply with any City requirements necessary to eonfonn to
Proposition 218 regulations. The Developer waives any right
to protest the inclusion of the properties Or any portion of thc
propcrties in a Landscape and Lighting Asscssmcnt District,
and furthcr waivcs any right to protest thc annual assessment
for that District.
104. Streetseape Design Standards. The streetscape design shall
be in accordance with the Streetscape Master Plan adopted as
Ordinance No. 21-02 for the Dnblin Transit Center Project,
PA 00-103.
105. Guest Parking. The Developer shall operate the garage in a
manner that allows guests to obtain access to a minimum 10
unassi ned arkin s aces in the ara e.
106. On Street Pnrking Restrictions. Developer shall designate
no parking areas along Dublin Boulevard and dcsignate all
other strccts tor short-term parking (2 or 4 hour) as direeted
by the City Enginccr. Parking timc limits should not apply
between 6 PM and 7 AM.
107. Loading Areas. The DeveJoper shall make provisions tor
providing loading areas on thc Iron Horsc Parkway and the
North-South Drivcway frontagc. Thcsc provisions may he the
usc of thc street parking spaccs limitcd to speeifie hours or
bascd on scheduled re ucsts.
108. Iron Horse Parkway Crosswalk. The mid block crosswalk
on Iron Horse Parkway shall be loeated immediately south of
the cntranee to the ara 'c.
109. Driveways. Sidewalks shall be designed to maintain a 2%
crosS slope across all driveways including the North-South
driveway at Dublin Boulevard and the Village Green, to thc
satisfaction of the Cit En ineer.
110. Frontage Grading. The 2% cross slope shall be maintained
for a minimum distanee of one foot behind the frontage
sidewalks where thcre is landseaping, stairs or pathway along
the back of the sidewalk.
111. Landsea e Assessmcnt District. The iITi stem for
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17
Construction Public Works
of
1m rovements
Occupancy Pubiic Works
Occnpancy Public Works
Oceupancy Public Works
Occupancy Public Works
and On"Going
Occupancy Public Works
and On-Going
Issuancc of Public Works
Sitc Work
Permit
Issuance of Public Works
Site Work
Pennit
Final Public Works
Inspeetion
final Public Works
thc Landscapc Asscssment District area (eurb to walkway)
along Dublin Boulevard shall be separate from tbe private
onsite landsca in _
112. BART Parkin~ Lot. The BART surface parking lot entrance
I exit to Iron Horse Trail shall be closed and moved (0 thc
Village Green at the time either the Village Green or
Martinelli Drive connection IS made to the Iron Horse
Parkwa .
113. Surface Drainage and Villa~e Grecn Bio-Swales. The
design for the surface drainage from the north-south
driveway and the Village Green roadway, and the design of
the Village Green bio-swales shall be modified from that
shown on the Site Development Review (SDR) exhibits to
the satisfaction of the City Engineer. The intent is to reduce
conf! icts between surface drainage and pedestrian traffic and
to inerease tbe drainage area of the Village Green roadway
that is treated b the hio-swales.
114. North-South Driveway. The design interface between the
one-way and two-way sections of the North-South driveway
shall be modified from that shown on the Site Development
Review (SDR) exhibits to thc satisfaction of thc City
Engineer. The intcnt is to provide distinguish pavements and
elcvation chan c at th is interface.
....:::S· ··:í::II
115. The Developer shall comply with the Subdivision Map Act,
the City of Dublin Subdivision, Zoning, and Grading
ürdinances, the City of Dublin Public Works Standards and
Policies, and all building and fire codes and ordinances in
effect at the time of building pcrmit. All publie
improvements constructcd by Developer and to be dedicated
to the City are hcreby identified as "public works" under
Labor Code section 177!. Accordingly, Developer, m
eonstructing such improvements, shall comply with the
Prevailing Wage Law (Labor Code. Seets. 1720 and
follow in , .
116. Any water well, cathodic protection well, or exploratory
horing on the project property must be properly abandoned,
baektilled, or maintained m accordance with applicable
groundwater protection ordinances. For addilional
information contact Alameda Count Flood Control, Zonc 7.
117. Developer shall obtain a GradinglSitework Permit from the
Public Works Departmenl for all private grading and site
im rovements.
118. The Developer shall provide securily 10 guarantcc grading
and drainage, in an amount approved by the Cily Engincer,
rior to execution of the Gradin ISitework Permit.
119. Developer shall obtain an Encroachment Permit from thc
Public Works Department for all construction activity within
tbe publie right-of.way of any street where the City has
acce tcd the im rovements. At the discretion of the Cit
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Inspection
Connection of Public Work<
Village Green
or Martinelli
to I ron Horse
Pk
Issuanee of Public Works
Site Work
Permit
Issuance of Pub I ic Works
Site Work
Permit
On-Going
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Site Work
Perm it
Issuance of Public Works
Site Work
Permit
Issuance of Public Works
Site Work
Permit
Issuance of Public Works
Site Work
Permit
Engincer an encroachment tor work speeitlcally included in
an 1m rovement A reement ma not be re uired.
120. All submittals of plans and Final Maps shall comply with thc
requirements of thc "City of Dublin Publie Works
Department Improvemcnt Plan Submittal Requirements", and
thc "Cit of Dublin 1m rovement Plan Review Check List".
121. The Developer will be responsible for submittals and reviews
to obtain the approvals of all participating non-City agencies.
The Alameda County Fire Department and the Dublin San
Ramon Scrviccs District shall approve and sign the
1m rovcmcnt Plans.
122. Developer shall submit a Geotechnical Report, which
includes street pavement sections and grading
recommendations.
123. Strect names shall he assigned to each public/private street
pursuant to Municipal Code Chapter 7.08. The Developer
shall propose a list of preferred and alternate street names for
rcvicw and approval by the City and all interested outside
agcncies. Strcct namcs must not mateh or he closely similar
to existing strect names within Alameda County. The
a roved street names shall be indicated on the Final Ma .
124. Thc Developcr shall grant to the City of Duhlin easements
for traffic signal detcctors, boxes conduit, etc. at all private
strects and drivewa s entrances that will be si nalized.
125. The Developer shall obtain abandonment from all applicablc
public agencies of existing easements and righl of ways lhat
will no Ion er be used.
126. The Developer shall acquire easements, and/or obtain rights-
of-entry from the adjacenl propcrty owncrs for any
improvements On thcir property. The easements and/or
rights-of-cntry shall be in writing and copies furnished to the
Ci En ineer.
127. All public sidewalks must bc within City right-ot~way or in a
pedestrian access easement unlcss approvcd by the City
En ineer.
128. The Grading Plan shall be in conformancc with thc
recommendations of the Geotechnical Report, the approved
Tentative Map and/or Site Developmcnt Rcvicw, and the
City design standards & ordinances. In case of eonfliet
belween the soil enginccr's recommendations and City
ordinances, the City Enginccr shall determine which shall
a I.
129. A detailcd Erosion Control Plan shall be included with the
Grading Plan approval. The plan shall include detailed
design, location, and maintenance criteria of all erosion and
sedimentation control measures.
130. The public and private improvements shall be constructcd
generally as shown on the Tentative Map and/or Sitc
Development Review. However, the approval of thc
Tentative Ma and/or Site Oevelo ment Review is not an
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applicable
permits
Issuanee of Public Works
applieable
pcrmits
Issuanee of Public Works
Site Work
Permit
Final Map Public Works
approval
Final Map Public Works
approval
Final Map Public Works
approval
Final Map Public Works
approval
Final Public Works
Inspection
Issuance of Public Works
Site Work
Permit
Issuance of Pub I ic Works
Site Work
Perm it
Issuance of Public Works
Site Work
Permit
approval of the specific design of the drainage, sanitary
sewer; water, traffic circulation, and street im rovements.
131. All public improvements shall conform to the City of Dublin
Standard Plans and design requirements and as approved by
the Cit En ineer.
132. The Dcvelopcr shall install all tramc signs and pavemcnt
markin as rc uircd b thc Cit En inccr.
133. Developer shall eonstruct all potable and recycled water and
sanitary sewer facilities required to serve the project m
accordance with DSRSD master plans, standards,
s ecificatÎons and re uirements.
134. Street light standards and luminaries shall be designed and
installed per approval of the City Engineer. The maximum
volta e dro for streedi hts is 5%.
135. All ncw trat1ic signals shall be interconncctcd with other new
signals within thc dcvelopment and to the existing City
trame si nal s stcm b hard wire.
136. The Developer shall furnish and install City Standard street
name signs for the project as required by the City Engineer.
137. Any dccorativc pavcmcnt installcd within City right-ot~way
rcquircs approval of thc City Enginccr. Whcre decorative
paving is installed in puhlie streets, pre-formed trame signal
loops and sleeves to accommodate future utilities shall put
under the decorative pavement. Maintenance costs of the
decorative pavmg shall be included m a landscape and
lighting maintenance assessment district or other funding
mechanism acce table to the Ci En ineer.
138. Developer shall construct gas, electric, cablc TV and
communication improvements within the [ronting strects and
as necessary to serve the project and the [uture adjaccnt
parcels as approvcd by thc City Enginecr and the various
Puhlie Utilit a eneles.
139. All electrical, gas, telephone, and Cable TV utilities, shall be
underground m accordance with the City policies and
ordinances. All utilities shall be located and provided within
public utility easements and sized to meet utility company
standards.
140. All utility vaults, boxes and structures, unless specifically
approved otherwise by the City Engineer, shall be
underground and placed in landscape areas and screened
from public view. All utility vaults, boxes and struclures
shall be shown on landscape plans and approved by the City
Engineer and Community Development Director prior to
construction.
141. The Erosion Control Plan shall be implemented between
October 15th and April 15th unless otherwise allowed in
writing by the City Engineer. The Developcr will bc
responsible for maintaining erosion and sediment control
measures for one ear [ollowin the Cit 's aCCe tance o[the
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Permit
Occupaney Puhlie Works
Occupancy Public Works
Issuance o[ Public Works
Site Work
Permil
Issuance of Pub I ic Works
Site Work
Permit
Issuance o[ Public Works
Site Work
Pcrmit
Issuance of Public Works
Site Work
Permit
Issuance of Public Works
Site Work
Permit
Issuancc of Publ ic Works
Sitc Work
Permit
Issuance of Public Works
Sitc Work
Pcrm it
Issuance o[ Public Worb
Site Work
Permit
142. If archaeological materials are encountered during
construction, construction within 100 feet of these materials
shall be halted until a professional Archaeologist who is
certified by the Society of California Archaeology (SCA) or
the Society of Professional Archaeology (SOpA) has had an
opportunity to evaluate the significance of the find and
su est a ra rÎate miti ation measures.
143. Construction activities, including the maintenance and
warming of equipment, shall be limited to Monday through
Friday, and non-City holidays, between the hours of 7:30
a.m. and 5:30 p.m. except as otherwise approved by the City
En ineer.
144. Developer shall prepare a construction noise management
plan that identitics mcasures to bc takcn to mlO m'~e
construetion noisc on surrounding dcvclopcd properties. The
plan shall include hours of construetion operation, use of
mufflers on construetion equipment, speed limit for
construction traffic, haul routes and identify a noise monitor.
Specific noise management measures shall he included in the
roO ect lans and s ecifications.
145. Developer shall prcpare a plan for construction traffic
interfacc with public traffic on any cxisting public strect.
Construction traffic and parking may bc subjcct to spcciflc
re uiremcnts b thc Cit En inccr.
146. The Developer shall be responsible for controlling any
rodent, mosquito, or other pest problem due to construction
activities.
147. Thc Developer shall be responsible for watering or othcr
dust-palliative mcasurcs to control dust as conditions warrant
or as directed h thc Cit En ineer.
148. Prior to any clearing or grading, the Developer shall provide
the City evidence that a Notice of Intent (NOl) has been sent
to the California State Water Resources Control Board per
the requirements of the NI'DES. A copy of the Storm Water
Pollution Prevention Plan (SWI'Pp) shall be provided to the
Public Works Department and be kept at the construction
site.
149. Thc Storm Water Pollution Prevention Program (SWPPP) for
thc operalion and maintenance of the project shall idcntify
the Best Management Practices (BMPs) appropriate to lhe
project construction activities. The SWPPP shall include the
erosion control measures in accordance with the regulations
outlined in the most current version of the ABAG Erosion
and Sediment Control Handbook or State Construction Best
Mana cmcnt Practices Handbook.
150. The Developer is rcsponsible for ensuring that all eontractors
implement all storm watcr pollution prevention measures in
the SWPPP.
21
PW
PW
pW
PW
PW
PW
PW
pW
PW
Time of Public Works
Discovery
Through Public Works
Construction
Issuance of Public Works
Site Work
Permit
Issuance of Public Works
Site Work
Permit
Through Public Works
Construction
Through Public Works
Construction
Clearing or Public Works
Grading
Issuanee of Publ ic Works
Site Work
Pcrmit
Through Public Works
Construction
151. Dcveloper shall enter into an agreement with the City of
Dublin that guarantees lhe perpetual maintenance obligation
for all stann water treatment measures installed as part of the
project. Said agreement is required pursuant to Provision
C.3.e.ii of RWQCB Order R2-2003-0021 for the issuance of
the Alameda Countywide NPDES municipal storm water
pcrmit. Said permit requires the City to provide verification
and assurance thaI all treatment devices will be properly
o crated and maintained.
152. Developer shall providc thc Public Works Department a
digital vectorizcd file of thc "mastcr" files for the project
when thc Final Map has bcen approved. Digital raster copies
arc not acceptable. The digital vectorized files shall be in
AutoCAD 14 or higher drawing format. Drawing units shall
be decimal with thc precision of thc Final Map. All objccts
and entities in layers shall be colored by layer and named in
English. All submitted drawings shall use the Global
Coordinate System of USA, California, NAD 83 California
State Plane, Zone III, and U.S. foot.
"INI' 'i MON·' I s:: m~ T·$ !II·
Appl icant/Developer shall comply with all applicable
Standard Conditions as required by Dublin San Ramon
Services District.
rf :~, ' 'itGïIÏOU:::,:::i::i::;¡::¡¡¡¡;¡¡¡::::::::¡¡¡¡¡::;::¡¡;¡¡;:::::::::::::;;;;:.:
All fire hydrants and water meters shall
water line easement.
155. Relocate the proposed public sewer line to avoid crossing
under the water feature/splash pad situated in the center of
the Villa e Grccn.
PL,PW
Improvement
Plans
Occupancy
Various
NDITJONS:::: 1"'\ ::¡::;¡;¡i¡i¡;¡,/'¡VL\X<:\ 'i,/dL\î:': :·i:\
Through DSRSD
Construction
DSR
PASSED, APPROVED AND ADOPTED this 7th day of December 2004.
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
22
Final Map
a roval
Final Map
approval
DSRSD
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ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN
*********
APPROVING A DEVELOPMENT AGREEMENT FOR P A 03-058 AVALON BAY
COMMUNITIES, INe. FOR DUBLIN TRANSIT CENTER SITE B
THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. RECITALS
A. The proposed Dublin Transit Center Site B ("Project") is located within the boundaries of
the Eastern Dublin Specifie Plan ("Specific Plan") in an area, which is designated on the General Plan
Land Use Element Map, and Eastern Dublin Specific Plan Land Use Map as High Density Residential,
Campus Offiee and Public/Semi Publie land uses.
B. Pursuant to the California Environmental Quality Act (CEQA), this Project is exempt from
CEQA pursuant to Government Code Section 65457 which exempts residential projects that are
consistent with a spccific plan rrom further environmental review. Additionally, the projeet is within the
scope of the Final Environmental Impact Report for the Dublin Transit Center General Plan Amendment,
Eastern Dublin Specifie Plan Amendment, Stage I Planncd Development Zoning and Tentative Parcel
Map and Development Agreement (SCH 2001120395) which was certified by City Council Resolution
No. 215-02 dated November 19, 2002. Furthermore, there are no supplemental impacts that would
require preparation of a Supplemental Environmental Impact Report.
C. A public hearing on the proposed Development Agreement was held before thc Planning
Commission on December 14, 2004, for which public notice was given as provided by law.
D. The Planning Commission has made its rccommendation to the City Council for approval
of the Development Agreement.
F. A public hearing on the proposed Development Agreement was held before the City
Council on January 4, 2005 for which public notice was given as provided by law.
G. The City Council has considered the recommendation of the Planning Commission who
considered the item at its December 14,2004 meeting, including the Planning Commission's reasons for
its recommendation, the Agenda Statement, all comments received in writing and all testimony received
at the public hearing.
Scetion 2.
FINDINGS AND DETERMINA TrONS
Therefore, on the basis of (a) the foregoing Recitals which are incorporated herein, (b) the City of
Dublin's General Plan, (c) the Eastern Dublin General Plan Amendment, (d) the Specific Plan, (e) thc
EIR, (f) the Agenda Statement, and on the basis of the specific conclusions set forth below, the City
CoUncil finds and dctermines that:
1. The Projeet is consistent with the objeetives, policies, general land uses and programs specified
and contained in the City's General Plan, as amcnded by the Eastern Dublin General Plan Amendment,
and in the Specific Plan in that (a) the General Plan and Specific Plan land use designation for the site are
High Density Residential, Campus Office and Public/Semi Public Land Uscs and the proposed project is a
project consistent with that land use, (b) the project is consistent with the fiseal policies of the General
Plan and Specifie Plan with respect to provision ofinrrastructure and public services, (c) the project is
eonsistent with the Stage 1 Planned Development Zoning adopted by the City Council for the Dublin
Transit Center and (d) the Avalon Bay Development Agreement includes provisions relating to vesting of
development rights, and similar provisions set forth in thc Specific Plan.
ATTACHMENT 3
II£¡;. cbllo7
2. The Avalon Bay Development Agreement is compatible with the uses authorized in, and
the re~,'ulations pres"Tibed for, the 1and use districts in which the real property is located in that the project
approvals include a Stage 2 Planned Development Rezoning for Site B of the Dublin Transit Center,
Vesting Tentative Map, and Site Development Review.
3. The Avalon Bay Development Agreement is in conformity with publie convenience,
general welfarc and good land use policies in that the Dublin Transit Center will implement land use
guidelines set forth in the Specific Plan and the General Plan which have planned for residential,
eommcrcial, parks, public and semi-public, open spaee and campus office uses at this location.
4. The Avalon Bay Development Agreement will not be detrimental to the health, safety and
general welfare in that the project will proceed in accordance with all the programs and policies ofthe
Eastern Dublin Specific Plan.
5. The Avalon Bay Development Agreement will not adversely affect the orderly
development of property or the preservation of property values in that the project will be consistent with
the General Plan and with the Specific Plan.
Section 3 . APPROVAL
The City Council hereby approves the Development Agreement (Exhibit A) and authorizes the
Mayor to sign.
Section 4. RECORDATION
Within ten (10) days after the Development Agreement is fully executed by all parties, the City
Clerk shall submit the Agreement to the County Recorder for recordation.
Section 5. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effeet 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 ofCalifomia.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 4th day of January
2005, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
\ \l'b11o.3
RECORDING REQUESTED BY:
CITY OF DUBLIN
When Recorded Mail To:
City Clerk
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Fee Waived per GC 27383
Space above this line for Recorder's use
DEVELOPMENT AGREEMENT
BETWEEN THE
CITY OF DUBLIN
AND
AVALON BAY COMMUNITIES, INC.
FOR THE DUBLIN TRANSIT CENTER SITE B PROJECT
EXHIBIT A
\\ß"bI¿'3
THIS DEVELOPMENT AGREEMENT is made and entered in the City of Dublin
on this _ day of , 2005, by and between the CITY OF DUBLIN, a Municipal
Corporation (hereafter "CITY") and AVALON BAY COMMUNITIES, Inc., a Maryland
corporation (hereafter "DEVELOPER") pursuant to the authority of §§ 65864 et seq. of
the California Government Code and Dublin Municipal Code, Chapter 8.56. CITY and
DEVELOPER are, from time-to-time, individually referred to in this Agreement as a
"Party," and are collectively referred to as Parties.
RECITALS
A. California Government Code §§65864 et seq. ("Development Agreement
Statute") and Chapter 8.56 of the Dublin Municipal Code (hereafter "Chapter 8.56")
authorize the CITY to enter into a Development Agreement for the development of real
property with any person having a legal or equitable interest in such property in order to
establish certain development rights in such property.
B. DEVELOPER desires to develop and holds an equitable interest in, in that
it has the right to purchase, under that certain Agreement for Purchase and Sale of
Real Property and Escrow Instructions, dated March 11, 2003, between the Surplus
Property Authority of Alameda County and Developer ("the Purchase and Sale
Agreement"), certain real property consisting of approximately 8.84 acres of land,
located in the City of Dublin, County of Alameda, State of California, which is more
particularly described in Exhibit A attached hereto and incorporated herein by this
reference, and which real property is.hereafter called the "Property." The Alameda
County Surplus Property Authority ("COUNTY") presently is the fee owner of the
Property.
C. The City Council adopted the Eastern Dublin Specific Plan by Resolution
No. 53-93 which Plan is applicable to the Property. The Eastern Dublin Specific Plan
requires DEVELOPER to enter into a development agreement.
D. The Property is within an approximately 91-acre master-planned area
("the Transit Center Property") that was the subject in 2002 of a General Plan
Amendment, a specific plan amendment to add the area to the Eastern Dublin Specific
Plan, a master tentative map to create master parcels for development, and a master
development agreement ("the Transit Center Approvals").
E. DEVELOPER proposes the development of the Property as a multi-family
residential project of a maximum of 565 units (the "Project").
F. DEVELOPER has applied for, and CITY has approved or is processing,
various land use approvals in connection with the development of the Project, including,
without limitation, a General Plan Amendment (City Council Resolution No. 216-02), an
amendment to the Eastern Dublin Specific Plan to add the Dublin Transit Center
Property to the specific plan area (City Council Resolution No. 216-02), a Master
Tentative Parcel Map (Tract 7892) (Planning Commission Resolution 02-40); a Planned
Development Agreement Between City of Dublin
and Avalon Bay Communities. Inc.
683717.7
Page 1 of 15
DRAFT: 11/18/2004
Il"'let> \(..0 3
Development District Rezoning including a Stage 1 Development Plan (Ord. No. 21-02);
a vesting tentative parcel map (tract 7525) that would create the parcels on which the
Project would be constructed (Planning Commission Resolution 04-65); a Stage 2
Development Plan (Ord. No. _); and Site Development Review (City Council
Resolution No. ). All such approvals collectively, together with any approvals or
permits now or hereafter issued with respect to the Project are referred to as the
"Project Approvals."
G. DEVELOPER, pursuant to the Purchase and Sale Agreement, has agreed
to construct a parking garage to serve the patrons of the nearby BART station ("the
Garage"), and certain transportation infrastructure must be constructed when the
Garage is constructed. Since the City is not permitting the Garage, DEVELOPER has,
pursuant to the Project Approvals and this Agreement, agreed to construct such
improvements in conjunction with the Garage or within 5 years of the approval of
Planning Commission Resolution 04~65, whichever is earlier.
H. Development of the Property by DEVELOPER may be subject to certain
future discretionary approvals, which, if granted, shall automatically become part of the
Project Approvals as each such approval becomes effective.
I.
Project.
CITY desires the timely, efficient, orderly and proper development of the
J. The City Council has found that, among other things, this Development
Agreement is consistent with its General Plan and the Eastern.Dublin Specific Plan and
has been reviewed and evaluated in accordance with the Development Agreement
Statute and Chapter 8.56.
K. CITY and DEVELOPER have reached agreement and desire to express
herein a Development Agreement that will facilitate development of the Project subject
to conditions set forth herein.
L. Pursuant to the California Environmental Quality Act (CEQA) the City
Council adopted Resolution No. _ finding that the Project is within the scope of the
Program EIR prepared for the Dublin Transit Center Approvals, which was certified
pursuant to the California Environmental Quality Act (CEQA) (Resolution 215-02); and
M. On , the City Council of the City of Dublin adopted
Ordinance No. approving this Development Agreement ("the Approving
Ordinance"). The Approving Ordinance will take effect on ("the
Approval Date").
NOW, THEREFORE, with reference to the foregoing recitals and in
consideration of the mutual promises, obligations and covenants herein contained,
CITY and DEVELOPER agree as follows:
Development Agreement Between City of Dublin
and Avalon Bay Communities, Inc.
683717.7
Page 2 of 15
DRAFT: t 1/18/2004
I ~Dob l~~
AGREEMENT
1. Description of Propertv.
The Property which is the subject of this Development Agreement is
described in Exhibit A attached hereto ("Property").
2. Interest of Developer.
The DEVELOPER has a legal or equitable interest in the Property.
3. Relationship of CITY and DEVELOPER.
It is understood that this Agreement is a contract that has been
negotiated and voluntarily entered into by CITY and DEVELOPER and that the
DEVELOPER is not an agent of CITY. The CITY and DEVELOPER hereby renounce
the existence of any form of joint venture or partnership between them, and agree that
nothing contained herein or in any document executed in connection herewith shall be
construed as making the CITY and DEVELOPER joint venturers or partners.
4. Effective Date and Term.
4.1 Effective Date. The effective date of this Agreement shall
be the date ("the Effective Date") upon which a grant deed conveying the Property from
COUNTY to DEVELOPER is recorded in the Official Records of Alameda County. This
Agreement shall automatically terminate without any further action of the Parties upon
the happening of either of the following:
(a) If a grant deed conveying the Property from COUNTY to
DEVELOPER is not recorded within 12 months of the Approval Date: or
(b) If the Purchase and Sale Agreement is terminated for
any reason (and upon DEVELOPER's providing satisfactory of evidence of such fact to
CITY).
4.2 Term. The "Term" of this Development Agreement shall
commence on the Approval Date and extend five (5) years thereafter, unless said Term
is otherwise terminated or modified by circumstances set forth in this Agreement.
5. Use of the Property
5.1 Riqht to Develop. DEVELOPER shall have the vested right
to develop the Project on the Property in accordance with the terms and conditions of
this Agreement, the Project Approvals (as and when issued), and any amendments to
any of them as shall, from time to time, be approved pursuant to this Agreement.
Development Agreement Between City of Dublin
and Avalon Bay Communities, Inc.
883717.7
Page 3 of 15
DRAFT: 11/18/2004
, ~ "D 1'- }
5.2 Permitted Uses. The permitted uses of the Property, the
density and intensity of use, the maximum height, bulk and size of proposed buildings,
provisions for reservation or dedication of land for public purposes and location and
maintenance of on-site and off-site improvements, location of public utilities (operated
by CITY) and other terms and conditions of development applicable to the Property,
shall be those set forth in this Agreement, the Project Approvals and any amendments
to this Agreement or the Project Approvals
5.3 Additional Conditions. Provisions for the following
("Additional Conditions") are set forth in Exhibit B attached hereto and incorporated
herein by reference.
5.3.1 Subsequent Discretionary Approvals. Conditions,
terms, restrictions, and requirements for subsequent discretionary
actions. (These conditions do not affect DEVELOPER's responsibility
to obtain all other land use approvals required by the ordinances of
the City of Dublin and any permits required by regulatory agencies.)
See Exhibit B.
5.3.2 Mitiaation Conditions Additional or modified
conditions agreed upon by the parties in order to eliminate or mitigate
adverse environmental impacts of the Project or otherwise relating to
development of the Project.
See Exhibit B
5.3.3 Phasina, TiminQ. Provisions that the Project be
constructed in specified phases, that construction shall commence
within a specified time, and that the Project or any phase thereof be
completed within a specified time.
See Exhibit B
5.3.4 Financinq Plan. Financial plans which identify
necessary capital improvements such as streets and utilities and
sources of funding.
See Exhibit B
5.3.5 Fees. Dedications. Terms relating to payment of
fees or dedication of property.
See Exhibit B
Development Agreement Between City of Dublin
and Avalon Bay Communities, Inc.
683717.7
Page 4 of 15
DRAFT: 11/18/2004
\?'~Ob'(ø,
5.3.6 Reimbursement. Terms relating to subsequent
reimbursement over time for financing of necessary public facilities.
See Exhibit B
5.3.7 Miscellaneous. Miscellaneous terms.
See Exhibit B
6. Applicable Rules. Reaulations and Official Policies.
6.1 Rules re Permitted Uses. For the term of this Agreement,
the City's ordinances, resolutions, rules, regulations and official policies governing the
permitted uses of the Property, governing density and intensity of use of the Property
and the maximum height, bulk and size of proposed buildings shall be those in force
and effect on the Approval Date.
6.2 Rules re Desian and Construction. Unless otherwise
expressly provided in Paragraph 5 of this Agreement or in Chapter 7.28 of the Dublin
Municipal Code, the ordinances, resolutions, rules, regulations and official policies
governing design, improvement and construction standards and specifications
applicable to Project construction (but not use) shall be those in force and effect at the
time the DEVELOPER submits its application for the relevant building, grading, or other
construction permits to CITY. In the event of a conflict between such ordinances,
resolutions, rules, regulations and official policies and the Project Approvals, the Project
Approvals shall prevail.
For construction of public infrastructure, the ordinances, resolutions, rules,
regulations and official policies governing design, improvement and construction
standards and specifications applicable to Project shall be those in force and effect at
the time of execution of an improvement agreement between CITY and DEVELOPER
pursuant to Chapter 9.16 of the Dublin Municipal Code.
6.3 BuildinQ Standards Codes Applicable. Unless expressly
provided in Paragraph 5 of this Agreement or in Chapter 7.28 of the Dublin Municipal
Code, the Project shall be constructed in accordance with the provisions of the Building,
Mechanical, Plumbing, Electrical and Fire Codes and Title 24 of the California Code of
Regulations, relating to Building Standards, in effect at the time the DEVELOPER
submits its application for the relevant building, grading, or other construction permits
for the Project to CITY.
7. SubseQuentlv Enacted Rules and Reaulations.
7.1 New Rules and Reaulations. During the term of this
Agreement, the CITY may apply new or modified ordinances, resolutions, rules,
regulations and official policies of the CITY to the Property which were not in force and
Development Agreement Between City of Dublin
and Avalon Bay Communities, Inc.
683717.7
Page 5 of 15
DRAFT: 11/18/2004
1;;I'?4J \~3
effect on the Approval Date and which are not in conflict with those applicable to the
Property as set forth in this Agreement and the Project Approvals if: (a) the application
of such new or modified ordinances, resolutions, rules, regulations or official policies
would not prevent, impose a substantial financial burden on, or materially delay
development of the Property as otherwise contemplated by the Project Approvals and
(b) if such ordinances, resolutions, rules, regulations or official policies have general
(City-wide) applicability.
7.2 Approval of Application. Nothing in this Agreement shall
prevent the CITY from denying or conditionally approving any subsequent land use
permit or authorization for the Project on the basis of such new or modified ordinances,
resolutions, rules, regulations and policies except that such subsequent actions shall be
subject to any conditions, terms, restrictions, and requirements expressly set forth
herein.
7.3 Moratorium Not Applicable. Notwithstanding anything to the
contrary contained herein, in the event an ordinance, resolution or other measure is
enacted, whether by action of CITY, by initiative, referendum, or otherwise, that
imposes a building moratorium which affects the Project on all or any part of the
Property, CITY agrees that such ordinance, resolution or other measure shall not apply
to the Project, the Property, this Agreement or the Project Approvals unless the building
moratorium is imposed as part of a declaration of a local emergency or state of
emergency as defined in Government Code §8558.
7.4 Riahts Under Vestina Tentative Map. Notwithstanding
anything to the contrary contained herein, this Agreement shall not supercede any
rights DEVELOPER may obtain pursuant to CITY's appíOval of the vesting tentative
map for the Project
8. SubseQuentlv Enacted or Revised Fees. Assessments and Taxes.
8.1 Fees. Exactions, Dedications. CITY and DEVELOPER
agree that the fees payable and exactions required in connection with the development
of the Project Approvals for purposes of mitigating environmental and other impacts of
the Project, providing infrastructure for the Project and complying with the Specific Plan
shall be those set forth in the Project Approvals and in this Agreement (including Exhibit
12). The CITY shall not impose or require payment of any other fees, dedications of
land, or construction of any public improvement or facilities, shall not increase or
accelerate existing fees, dedications of land or construction of public improvements, in
connection with any subsequent discretionary approval for the Property, except as set
forth in the Project Approvals and this Agreement (including Exhibit B, subparagraph
5.3.5).
8.2 Revised Application Fees. Any existing application,
processing and inspection fees that are revised during the term of this Agreement shall
apply to the Project provided that (1) such fees have general applicability; (2) the
Development Agreement Between City of Dublin
and Avalon Bay Communities, Inc.
683717.7
Page 6 of 15
DRAFT: 11/18/2004
\2.~cb I cÞ3
application of such fees to the Property is prospective; and (3) the application of such
fees would not prevent development in accordance with this Agreement.
8.3 New Taxes. Any subsequently enacted city-wide taxes shall
apply to the Project provided that: (1) the application of such taxes to the Property is
prospective; and (2) the application of such taxes would not prevent development in
accordance with this Agreement.
8.4 Assessments. Nothing herein shall be construed to relieve
the Property from assessments levied against it by CITY pursuant to any statutory
procedure for the assessment of property to pay for infrastructure and/or services which
benefit the Property.
8.5 Vote on Future Assessments and Fees. In the event that
any assessment, fee or charge which is applicable to the Property is subject to Article
XIIID of the Constitution and DEVELOPER does not return its ballot, DEVELOPER
agrees, on behalf of itself and its successors, that CITY may count DEVELOPER's
ballot as affirmatively voting in favor of such assessment, fee or charge.
9. Amendment or Cancellation.
9.1 Modification Because of Conflict with State or Federal Laws.
In the event that state or federal laws or regulations enacted after the effective date of
this Agreement prevent or preclude compliance with one or more provisions of this
Agreement or require changes in plans, maps or permits approved by the CITY, the
parties shall meet and confer in good faith in a reasonable attempt to modify this
Agreement to comply with such federal or state law or regulation. Any such
amendment or suspension of the Agreement shall be approved by the City Council in
accordance with Chapter 8.56.
9.2 Amendment bv Mutual Consent. This Agreement may be
amended in writing from time to time by mutual consent of the parties hereto and in
accordance with the procedures of State law and Chapter 8.56.
9.3 Insubstantial Amendments. Notwithstanding the provisions
of the preceding section 9.2, any amendments to this Agreement which do not relate to
(a) the term of the Agreement as provided in section 4.2; (b) the permitted uses of the
Property as provided in section 5.2; (c) provisions for "significant" reservation or
dedication of land as provided in Exhibit B; (d) conditions, terms, restrictions or
requirements for subsequent discretionary actions; (e) the density or intensity of use of
the Project; (f) the maximum height or size of proposed buildings; or (g) monetary
contributions by DEVELOPER as provided in this Agreement, shall not, except to the
extent otherwise required by law, require notice or public hearing before either the
Planning Commission or the City Council before the parties may execute an
amendment hereto. CITY's Public Works Director shall determine whether a
reservation or dedication is "significant".
Developmenl Agreement Between City of Dublin
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9.4 Cancellation bv Mutual Consent. Except as otherwise
permitted herein, this Agreement may be canceled in whole or in part only by the
mutual consent of the parties or their successors in interest, in accordance with the
provisions of Chapter 8.56. Any fees paid pursuant to Paragraph 5.3 and Exhibit B of
this Agreement prior to the date of cancellation shall be retained by CITY.
10. Term of Proiect Approvals.
The term of any Project Approval shall be extended only if so provided
in Exhibit B.
11. Annual Review.
11.1 Review Date. The annual review date for this Agreement
shall be between July 15 and August 15, 2006 and each July 15 to August 15
thereafter.
11.2 Initiation of Review. The CITY's Community Development
Director shall initiate the annual review, as required under Section 8.56.140 of Chapter
8.56, by giving to DEVELOPER thirty (30) days' written notice that the CITY intends to
undertake such review. DEVELOPER shall provide evidence to the Community
Development Director prior to the hearing on the annual review, as and when
reasonably determined necessary by the Community Development Director, to
demonstrate good faith compliance with the provisions of the Development Agreement.
The burden of proof by substantial evidence of compliance is upon the DEVELOPER.
11.3 Staff Reports. To the extent practical, CITY shall deposit in
the mail and fax to DEVELOPER a copy of all staff reports, and related exhibits
concerning contract performance at least five (5) days prior to any annual review.
11.4 Costs. Costs reasonably incurred by CITY in connection
with the annual review shall be paid by DEVELOPER in accordance with the City's
schedule of fees in effect at the time of review.
12. Default.
12.1 Other Remedies Available. Upon the occurrence of an
event of default, the parties may pursue all other remedies at law or in equity which are
not otherwise provided for in this Agreement or in CITY's regulations governing
development agreements, expressly including the remedy of specific performance of
this Agreement.
12.2 Notice and Cure. Upon the occurrence of an event of
default by any party, the nondefaulting party shall serve written notice of such default
upon the defaulting party. If the default is not cured by the defaulting party within thirty
(30) days after service of such notice of default, the nondefaulting party may then
Development Agreement Between City of Dublin
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commence any legal or equitable action to enforce its rights under this Agreement;
provided, however, that if the default cannot be cured within such thirty (30) day period,
the nondefaulting party shall refrain from any such legal or equitable action so long as
the defaulting party begins to cure such default within such thirty (30) day period and
diligently pursues such cure to completion. Failure to give notice shall not constitute a
waiver of any default.
12.3 No Damaqes Aqainst CITY. In no event shall damages be
awarded against CITY upon an event of default or upon termination of this Agreement.
13. Estoppel Certificate
Any party may, at any time, and from time to time, request written
notice from the other party requesting such party to certify in writing that, (a) this
Agreement is in full force and effect and a binding obligation of the parties, (b) this
Agreement has not been amended or modified either orally or in writing, or if so
amended, identifying the amendments, and (c) to the knowledge of the certifying party
the requesting party is not in default in the performance of its obligations under this
Agreement, or if in default, to describe therein the nature and amount of any such
defaults. A party receiving a request hereunder shall execute and return such
certificate within thirty (30) days following the receipt thereof, or such longer period as
may reasonably be agreed to by the parties. City Manager of CITY shall be authorized
to execute any certificate requested by DEVELOPER. Should the party receiving the
request not execute and return such certificate within the applicable period, this shall
not be deemed to be a default, provided that such party shall be deemed to have
certified that the statements in clauses (a) through (c) of this section are true, and any
party may rely on such deemed certification.
14. Mortqaqee Protection; Certain Riqhts of Cure.
14.1 Mortaaaee Protection. This Agreement shall be superior
and senior to any lien placed upon the Property, or any portion thereof after the date of
recording this Agreement, including the lien for any deed of trust or mortgage
("Mortgage"). Notwithstanding the foregoing, no breach hereof shall defeat, render
invalid, diminish or impair the lien of any Mortgage made in good faith and for value, but
all the terms and conditions contained in this Agreement shall be binding upon and
effective against any person or entity, including any deed of trust beneficiary or
mortgagee ("Mortgagee") who acquires title to the Property, or any portion thereof, by
foreclosure, trustee's sale, deed in lieu of foreclosure, or otherwise.
14.2 Mortaaaee Not Obliaated. Notwithstanding the provisions of
Section 14.1 above, no Mortgagee shall have any obligation or duty under this
Agreement, before or after foreclosure or a deed in lieu of foreclosure, to construct or
complete the construction of improvements, or to guarantee such construction of
improvements, or to guarantee such construction or completion, or to pay, perform or
provide any fee, dedication, improvements or other exaction or imposition; provided,
Development Agreemenl Between City of Dublin
and Avalon Bay Communities, Inc.
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however, that a Mortgagee shall not be entitled to devote the Property to any uses or to
construct any improvements thereon other than those uses or improvements provided
for or authorized by the Project Approvals or by this Agreement.
14.3 Notice of Default to Mortqaqee and Extension of Riqht to
Cure. If CITY receives notice from a Mortgagee requesting a copy of any notice of
default given DEVELOPER hereunder and specifying the address for service thereof,
then CITY shall deliver to such Mortgagee, concurrently with service thereon to
DEVELOPER, any notice given to DEVELOPER with respect to any claim by CITY that
DEVELOPER has committed an event of default. Each Mortgagee shall have the right
during the same period available to DEVELOPER to cure or remedy, or to commence
to cure or remedy, the event of default claimed set forth in the CITY's notice. CITY,
through its City Manager, may extend the thirty-day cure period provided in section 12.2
for not more than an additional sixty (60) days upon request of DEVELOPER or a
Mortgagee.
15. Severability.
The unenforceability, invalidity or illegality of any provisions, covenant,
condition or term of this Agreement shall not render the other provisions unenforceable,
invalid or illegal.
16. Attornevs' Fees and Costs.
If CITY or DEVELOPER initiates any action at law or in equity to
enforce or interpret the terms and conditions of this Agreement, the prevailing party
shall be entitled to recover reasonable attorneys' fees and costs in addition to any other
relief to which it may otherwise be entitled. If any person or entity not a party to this
Agreement initiates an action at law or in equity to challenge the validity of any provision
of this Agreement or the Project Approvals, the parties shall cooperate and appear in
defending such action. DEVELOPER shall bear its own costs of defense as a real
party in interest in any such action, and DEVELOPER shall reimburse CITY for all
reasonable court costs and attorneys' fees expended by CITY in defense of any such
action or other proceeding.
17. Transfers and Assiqnments.
17.1 DEVELOPER's Riaht to Assian. All of DEVELOPER'S
rights, interests and obligations hereunder may be transferred, sold or assigned in
conjunction with the transfer, sale, or assignment of the Property subject hereto, or any
portion thereof, at any time during the term of this Agreement, provided that no transfer,
sale or assignment of DEVELOPER's rights, interests and obligations hereunder shall
occur without the prior written notice to CITY and approval by the City Manager, which
approval shall not be unreasonably withheld or delayed. The City Manager shall
consider and decide the matter within 10 working days after DEVELOPER's notice
provided and receipt by City Manager of all necessary documents, certifications and
Development Agreement Between City of DUblin
and Avalon Bay Communities, Inc.
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other information required by City Manager to decide the matter. In considering the
request, the City Manager shall base the decision upon the proposed assignee's
reputation, experience, financial resources and access to credit and capability to
successfully carry out the development of the Property to completion. The City
Manager's approval shall be for the purposes of: a) providing notice to CITY; b)
assuring that all obligations of DEVELOPER are allocated as between DEVELOPER
and the proposed purchaser, transferee or assignee; and c) assuring CITY that the
proposed purchaser, transferee or assignee is capable of performing the
DEVELOPER's obligations hereunder not withheld by DEVELOPER pursuant to section
17.3. Notwithstanding the foregoing, provided notice is given as specified in Section
23, no CITY approval shall be required for any transfer, sale, or assignment of this
Agreement to: 1) any entity which is an affiliate or subsidiary of DEVELOPER; 2) any
Mortgagee; or 3) any transferee of a Mortgagee; or 4) D. R. Horton, Inc., or its affiliates
("D. R. Horton") in conjunction with the sale of that portion of the Property described as
the Dublin Transit Center Site B-1 from DEVELOPER to D. R. Horton, provided that
DEVELOPER has, at the time of the transfer, complied with all obligations of this
Agreement or provided evidence satisfactory to the City Manager demonstrating that
the remaining obligations have been allocated between DEVELOPER and D. R. Horton.
17.2 Release Upon Transfer. Upon the transfer, sale, or
assignment of all of DEVELOPER's rights, interests and obligations hereunder pursuant
to section 17.1 of this Agreement, DEVELOPER shall be released from the obligations
under this Agreement, with respect to the Property transferred, sold, or assigned,
arising subsequent to the date of City Manager approval of such transfer, sale, or
assignment; provided, however, that if any transferee, purchaser. or assignee approved
by the City Manager expressly assumes all of the rights, interests and obligations of
DEVELOPER under this Agreement, DEVELOPER shall be released with respect to all
such rights, interests and assumed obligations. In any event, the transferee, purchaser,
or assignee shall be subject to all the provisions hereof and shall provide all necessary
documents, certifications and other necessary information prior to City Manager
approval.
17.3 Developer's Riaht to Retain Specified RiQhts or Obliaations.
Notwithstanding sections 17.1 and 17.2 and section 18, DEVELOPER may withhold
from a sale, transfer or assignment of this Agreement certain rights, interests and/or
obligations which DEVELOPER shall retain, provided that DEVELOPER specifies such
rights, interests and/or obligations in a written document to be appended to this
Agreement and recorded with the Alameda County Recorder prior to the sale, transfer
or assignment of the Property. DEVELOPER's purchaser, transferee or assignee shall
then have no interest or obligations for such rights, interests and obligations and this
Agreement shall remain applicable to DEVELOPER with respect to such retained rights,
interests and/or obligations.
18. Aareement Runs with the Land.
All of the provisions, rights, terms, covenants, and obligations
Development Agreement Between City of Dublin
and Avalon Bay Communilies, Inc.
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contained in this Agreement shall be binding upon the parties and their respective heirs,
successors and assignees, representatives, lessees, and all other persons acquiring
the Property, or any portion thereof, or any interest therein, whether by operation of law
or in any manner whatsoever. All of the provisions of this Agreement shall be
enforceable as equitable servitude and shall constitute covenants running with the land
pursuant to applicable laws, including, but not limited to, Section 1468 of the Civil Code
of the State of California. Each covenant to do, or refrain from doing, some act on the
Property hereunder, or with respect to any owned property, (a) is for the benefit of such
properties and is a burden upon such properties, (b) runs with such properties, and (c)
is binding upon each party and each successive owner during its ownership of such
properties or any portion thereof, and shall be a benefit to and a burden upon each
party and its property hereunder and each other person succeeding to an interest in
such properties.
19. Bankruptcv.
The obligations of this Agreement shall not be dischargeable in
bankruptcy.
20. Indemnification.
DEVELOPER agrees to indemnify, defend and hold harmless CITY,
and its elected and appointed councils, boards, commissions, officers, agents,
employees, and representatives from any and all claims, costs (including legal fees and
costs) and liability for any personal injury or property damage which may arise directly
or indirectly as a result of any actions or inactions by the DEVELOPER, or any actions
or inactions of DEVELOPER's contractors, subcontractors, agents, or employees in
connection with the construction, improvement, operation, or maintenance of the
Project, provided that DEVELOPER shall have no indemnification obligation with
respect to negligence or wrongful conduct of CITY, its contractors, subcontractors,
agents or employees or with respect to the maintenance, use or condition of any
improvement after the time it has been dedicated to and accepted by the CITY or
another public entity (except as provided in an improvement agreement or maintenance
bond). If CITY is named as a party to any legal action, CITY will cooperate with
DEVELOPER, will appear in such action and will not unreasonably withhold approval of
a settlement otherwise acceptable to DEVELOPER. If CITY is named as a party to any
legal action, CITY will cooperate with DEVELOPER, will appear in such action and will
not unreasonably withhold approval of a settlement otherwise acceptable to
DEVELOPER.
21. Insurance.
21.1 Public Liabilitv and PropertY Damaae Insurance. At all times
that DEVELOPER is constructing any improvements that will become public
improvements, DEVELOPER shall maintain in effect a policy of comprehensive general
liability insurance with a per-occurrence combined single limit of not less than one
Development Agreement Between City of Dublin
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million dollars ($1,000,000.00) and a deductible of not more than ten thousand dollars
($10,00000) per claim. The policy so maintained by DEVELOPER shall name the
CITY as an additional insured and shall include either a severability of interest clause or
cross-liability endorsement
21.2 Workers Compensation Insurance. At all times that
DEVELOPER is constructing any improvements that will become public improvements,
DEVELOPER shall maintain Worker's Compensation insurance for all persons
employed by DEVELOPER for work at the Project site DEVELOPER shall require
each contractor and subcontractor similarly to provide Worker's Compensation
insurance for its respective employees. DEVELOPER agrees to indemnify the City for
any damage resulting from DEVELOPER's failure to maintain any such insurance.
21.3 Evidence of Insurance. Prior to commencement of
construction of any improvements which will become public improvements,
DEVELOPER shall furnish CITY satisfactory evidence of the insurance required in
Sections 21.1 and 21.2 and evidence that the carrier is required to give the CITY at
least fifteen days prior written notice of the cancellation or reduction in coverage of a
policy. The insurance shall extend to the CITY, its elective and appointive boards,
commissions, officers, agents, employees and representatives and to DEVELOPER
performing work on the Project
22. Sewer and Water.
DEVELOPER acknowledges that it must obtain water and sewer
permits from the Dublin San Ramon Services District ("DSRSD") which is another public
agency not within the control of CITY
23. Notices.
All notices required or provided for under this Agreement shall be in
writing. Notices required to be given to CITY shall be addressed as follows:
City Manager
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Notice required to be given to DEVELOPER shall be addressed as
follows:
Avalon Bay Communities, Inc.
Stephen W. Wilson
Senior Vice President
Avalon Bay Communities, Inc.
400 Race Street, Suite 200
Development Agreement Between City of Dublin
and Avalon Bay Communities, Inc.
68:3717.7
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San Jose, CA 95126
A party may change address by giving notice in writing to the other party and thereafter
all notices shall be addressed and transmitted to the new address. Notices shall be
deemed given and received upon personal delivery, or if mailed, upon the expiration of
48 hours after being deposited in the United States Mail. Notices may also be given by
overnight courier which shall be deemed given the following day or by facsimile
transmission which shall be deemed given upon verification of receipt.
24. Recitals.
The foregoing Recitals are true and correct and are made a part
hereof.
25. Aareement is Entire Understandina.
This Agreement constitutes the entire understanding and agreement
of the parties.
26. Exhibits.
The following documents are referred to in this Agreement and are
attached hereto and incorporated herein as though set forth in full:
Exhibit A Legal Description of Property
Exhibit B Additional Conditions
27. Counterparts.
This Agreement is executed in three (3) duplicate originals, each of
which is deemed to be an original.
28. Recordation.
CITY shall record a copy of this Agreement within ten days of
DEVELOPER providing CITY notice that a grant deed conveying the Property from
COUNTY to DEVELOPER is recorded in the Official Records of Alameda County.
29. Leaal Authoritv.
Each individual executing this Agreement on behalf of Developer
hereby represents and warrants that has full power and authority under the entity's
governing documents to execute and deliver this Agreement in the name of and on
behalf of the company and to cause the entity to perform its obligations under this
Agreement.
Development Agreement Between City of Dublin
and Avalon Bay Communities, Inc.
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IN WITNESS WHEREOF, the parties hereto have caused this Agreement to
be executed as of the date and year first above written.
CITY OF DUBLIN:
By:
Mayor
Date:
Attest:
By:
City Clerk
Date:
Approved as to Form:
City Attorney
AVALON BAY COMMUNITIES, INC., a Maryland Corporation
Stephen W. Wilson
lis: Senior Vice President
Development Agreement Between City of Dublin
and Avalon Bay Communities, Inc.
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Exhibit A
Property Description
BEING THAT CERTAIN PARCEL OF LAND DESIGNATED AS PARCEL 2 OF
PARCEL MAP 7395 AS FILED ON OCTOBER 31, 2000 IN BOOK 254 OF PARCEL
MAPS AT PAGES 28 THROUGH 37, ALAMEDA COUNTY RECORDS, CALIFORNIA
aa3717.7
134Gb \/ø'3
Exhibit B
Additional Conditions
The following Additional Conditions are hereby imposed pursuant to Paragraph 5.3
above.
SubparaQraph 5.3.1 -- Subseauent Discretionary Approvals
None
Subparagraph 5.3.2 -- MitiQation Conditions
Subsection a.
Infrastructure SeQuencina Proaram
The Infrastructure Sequencing Program for the Project is set forth below.
(i) Roads:
The project-specific roadway improvements (and offers of dedication)
identified in Planning Commission Resolution No 04-65 approving Vesting Tentative
Tract Map 7525 ("the VTM Resolution") and City Council Resolution No. 04-_
approving Site Development Review ("the SDR Resolution") shall be completed by
DEVELOPER to the satisfaction and requirements of the Public Works Director at the
times and in the manner specified in the VTM Resolution and SDR Resolution unless
otherwise provided below.
-Conditions 11. 12. and 14 of the VTM Resolution [Roadwav Improvementsl
Condition 11 of the VTM Resolution reads as follows:
Phase 2 Improvements. The Developer shall construct the following
street and utility improvements, as contained in the Street
Improvement Plans Associated with Parcel Map 7892 prepared by
BKF Engineers I Surveyors I Planners, with the Phase 2
improvements. The Phase 2 improvements may be deferred to be
completed concurrently with the completion of the BART garage or
within 5 years, whichever is earlier. The Developer shall provide
guarantees for the Phase 2 improvements with an Improvement
Agreement as required by Public Works Standard Conditions of
Approval.
a) Martinelli Drive between Arnold Road and Iron Horse
Parkway. Developer shall construct street improvements
including median curbs, a twelve-foot wide travel lane in each
direction, median turning lanes, six-foot wide rock shoulders, and
storm drainage, street lighting, joint trench· utilities, sanitary
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and Avalon Bay Communities, Inc.-EXHIBIT B
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sewer and water improvements on Martinelli Drive between
Arnold Road and Iron Horse Parkway to the satisfaction of the
City Engineer. STOP signs with conduit for future traffic signal
are to be installed at the intersection with Iron Horse Parkway.
The BART surface parking lot entrance I exit to Iron Horse Trail
shall be closed and moved to the Village Green at the time either
the Village Green or Martinelli Drive connection is made to the
Iron Horse Parkway.
b) Campus Drive. Developer shall construct street
improvements consisting of 20-foot wide pavement and curb &
gutter on Campus Drive along the BART parking garage
frontage as required by the Fire Department for the BART
garage structure and to the satisfaction of the City Engineer.
c) Altamirano Avenue. Developer shall construct street
improvements including the southern frontage curb & gutter, 27-
foot wide pavement, six-foot wide rock shoulder, drainage,
water, joint trench utilities and street lighting on Altamirano
Avenue between Arnold Drive and Campus Drive to the
satisfaction of the City Engineer.
d) Iron Horse Parkway-BART Garage Intersection. The
existing Iron Horse Parkway improvements shall be modified to
accommodate the new intersection at the BART garage
entrance to the satisfaction of the City Engineer. STOP sign
control is to be installed at this intersection with conduit for future
traffic signal.
Condition 13 of the VTM Resolution reads as follows:
Arnold Road. Unless previously constructed by others, the
Developer shall construct 24-foot wide pavement with six-foot wide
rock shoulders and turning lanes within the existing right of way for
Arnold Drive between Dublin Blvd and Altamirano Avenue. The
roadway shall be in a street and lane configuration to the
satisfaction of the City Engineer and a temporary walkway may be
required on one side. These improvements shall be constructed
with the Phase 2 improvements.
Condition 14 of the VTM Resolution reads as follows:
Martinelli Drive between Arnold Road and Hacienda Drive.
Unless previously constructed by others, Developer shall construct
the center travel lanes and median curbs for Martinelli Drive
between Hacienda Drive and Arnold Road within the existing right
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and Avalon Bay Communities, Inc.-EXHI,BIT B
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of way. The improvements shall be for two travel lanes (26-feet
wide) with a 6-foot wide rock shoulder in each direction and turning
lanes at the intersections. A new traffic signal and lane
modifications shall be provided on Hacienda Drive for the new
intersection with Martinelli Drive. The improvements shall be
constructed with the Phase 2 improvements.
DEVELOPER hereby agrees to comply with Conditions 11, 13 and 14 of
the VTM Resolution. Notwithstanding the provisions of Section 4 of this
Agreement, Condition 11 shall survive termination of this Agreement.
(ii) Sewer
All sanitary sewer improvements to serve the project site (or any
recorded phase of the Project) shall be completed in accordance with DSRSD
requirements.
(iii) Water
An all-weather roadway and an approved hydrant and water supply
system shall be available and in service at the site in accordance with the SDR
conditions of approval to the satisfaction and requirements of the CITY's fire
department.
All potable water system components to serve the project site (or any
recorded phase of the Project) shall be completed in accordance with DSRSD
requirements.
Recycled water lines shall be installed in accordance with the SDR
conditions of approval.
(Iv) Storm Drainaae
Prior to issuance of the first Certificate of Occupancy for any building
which is part of the Project, the storm drainage systems off site, as well as on-site
drainage systems to the areas to be occupied, shall be improved to the satisfaction and
requirements of the Dublin Public Works Department applying CITY's and Zone 7
(Alameda County Flood Control and Water Conservation District, Zone 7) standards
and policies which are applicable. Pursuant to Alameda County's National Pollution
Discharges Elimination Permit (NPDES) No. CAS0029831 with the California Regional
Water Quality Control Board, all grading, construction, and development activities within
the City of Dublin must comply with the provisions of the Clean Water Act. Proper
erosion control measures must be installed at development sites within the City during
construction, and all activities shall adhere to Best Management Practices.
(v) Other Utilities (e.a. aas. electricitv. cable televisions. telephone)
Development Agreement Between City of Dublin
and Avalon Bay Communities, Ine,~EXHIBIT B
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Construction of other utilities shall be complete by phase prior to
issuance of the first Certificate of Occupancy for any building within that specific phase
of development.
Subsection b. Miscellaneous
(i) Completion Mav be Deferred.
Notwithstanding the foregoing, CITY's Public Works Director may, in his
or her sole discretion and upon receipt of documentation in a form satisfactory to the
Public Works Director that assures completion, allow DEVELOPER to defer completion
of discrete portions of any of the public improvements required for the Project until after
issuance of Certificate of Occupancy for the first building for the Project if the Public
Works Director determines that to do so would not jeopardize the public health, safety
or welfare.
Subparaaraph 5.3.3 .. Phasina. Timina
.
This Agreement contains no requirements that DEVELOPER must initiate or
complete development of the Project within any period of time set by CITY. It is the
intention of this provision that DEVELOPER be able to develop the Property in
accordance with its own time schedules and the Project Approvals.
Subparaaraph 5.3.4 .. Financina Plan
DEVELOPER will install all improvements necessary for the Project at its own-
cost (subject to credits for any improvements that qualify for credits as provided in
Subparagraph 5.3.6 below), unless otherwise required by this Agreement.
Other infrastructure necessary to provide sewer, potable water, and recycled
water services to the Project will be made available by the Dublin San Ramon Services
District. The present owner of the Property, the Alameda County Surplus Property
Authority, has entered into an "Area Wide Facilities Agreement" with the Dublin San
Ramon Services District to pay for the cost of extending such services to the Project.
Such services shall be provided as set forth in Subparagraph 5.3.2(a)(ii) and (iii) above.
Subparagraph 5.3.5 -- Fees, Dedications
Subsection a. Traffic Impact Fees.
Developer shall pay the Eastern Dublin Traffic Impact Fee ("TIF") established
by Resolution No. 111-04, including any future amendments to such fee. Developer will
pay such fees no later than the time of issuance of building permits and in the amount
of the impact fee in effect at time of building permit issuance.
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and Avalon Bay Communities, Inc.-EXHIBIT B
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Developer further agrees that it will pay eleven percent (11 %) of the "Section
1/Calegory 1" portion of the TIF in cash.
Developer also agrees that it will pay twenty-five percent 25% of the "Section
2/Category 2" portion of the TIF in cash. If City amends its TIF fee and as a result the
City's outstanding balance due on loans is less than 25% of total Section 2/Category 2
improvements, the Developer shall pay such reduced percentage of the "Section
2/Category 2" portion of the TIF in cash
Subsection b. Traffic Impact Fee to Reimburse Pleasanton for Freewav
Interchanaes.
DEVELOPER shall pay a Eastern Dublin 1-580 Interchange Fee in the
amounts and at the times set forth in City of Dublin Resolution No. 155-98, or in the
amounts and at the times set forth in any resolution revising the amount of the Eastern
Dublin 1-580 Interchange Fee.
Subsection c. Public Facilities Fees.
DEVELOPER shall pay a Public Facilities Fee established by City of
Dublin Resolution No. 214-02, including any future amendments to such fee.
DEVELOPER will pay such fees no later than the time of issuance of building permits
and in the then-current amount of the fee.
Subsection d. Noise Mitiaation Fee.
DEVELOPER shall pay a Noise Mitigation Fee established by City of
Dublin Resolution No. 33-96, including any future amendments to such fee.
DEVELOPER will pay such fees no later than the time of issuance of building permits
and in the amount of the fee in effect at time of building permit issuance.
Subsection e. School Impact Fees.
School impact fees shall be paid by DEVELOPER in accordance with
Government Code section 53080 and the existing agreement between DEVELOPER's
predecessor in interest and the Dublin Unified School District.
Subsection f.
Fire Impact Fees.
DEVELOPER shall pay a fire facilities fee established by City of Dublin
Resolution No 12-03 including any future amendments to such fee. DEVELOPER will
pay such fees no later than the time of issuance of building permits and in the amount
of the fee in effect at time of building permit issuance.
Subsection a. Tri-Vallev Transportation Development Fee.
Development Agreement Between City of DUblin
and Avalon Bay Communities, Inc.-EXHIBIT B
6133717.7
Page 5 of 7
DRAFT: 11/18/2004
1=b~Vb (""
DEVELOPER shall pay the Tri-Valley Transportation Development Fee in
the amount and at the times set forth in City of Dublin Resolution No. 89-98 or any
subsequent resolution which revises such fee. DEVELOPER will pay such fees no later
than the time of issuance of building permits and in the amount of the impact fee in
effect at time of building permit issuance.
SubparaClraph 5.3.6 -- Credit
Subsection a. Traffic Impact Fee Improvements Credit
CITY shall provide a credit to DEVELOPER for those improvements
described in the resolution establishing the Eastern Dublin Traffic Impact Fee if such
improvements are constructed by the DEVELOPER in their ultimate location pursuant
this Agreement. All aspects of credits shall be governed by CITY's then-current
Administrative Guidelines regarding credits.
Subsection b. Traffic Impact Fee RiClht-of-Wav Dedications Credit
CITY shall provide a credit to DEVELOPER for any TIF area right-of-way
dedicated by DEVE~OPER to CITY which is required for improvements which are
described in the resolution establishing the Eastern Dublin Traffic Impact Fee. All
aspects of credits shall be governed by CITY's then-current Administrative Guidelines
regarding credits.
Subparagraph 5.3.7 -- Miscellaneous
Subsection a. Maintenance of Street Liahtina
COUNTY has asked CITY to form an assessment district pursuant to the
Lighting and Landscaping Act of 1972 to pay for street lighting in order to satisfy the
obligation of future developers to pay for street lighting in the Dublin Transit Center
Property. In addition, COUNTY agreed in the Master Development Agreement to
record a Declaration of Covenants, Conditions and Restrictions or a similar document
("CC&Rs") that covers the Dublin Transit Center Property, whereby COUNTY, on behalf
of itself and its successors (including DEVELOPER), has covenanted to pay a "Deed
Assessment" to CITY for maintenance of street lighting and street light maintenance in
the event that the assessment for street light costs and maintenance is not levied
against the Dublin Transit Center Property, or any portion of it, in any year.
DEVELOPER acknowledges that the City intends to form (or annex the Property to) a
landscaping and lighting district and impose an assessment on the Property for such
purposes. DEVELOPER hereby waives its right to protest the formation of or the
Property's annexation to the district and the imposition of the annual assessment. In
addition, DEVELOPER hereby covenants to pay a Deed Assessment, pursuant to the
terms of CC&Rs.
Development Agreement Between City of Dublin
and Avalon Bay Communities, Inc,-EXHIBIT B
6a:;¡717.7
Page 6 of 7
DRAFT: 11/18/2004
I'1D~ \(þ~
Development Agreement Between City of Dublin
and Avalon Bay Communities, Inc.-EXHIBIT B
683717.7
Page 7 of7
DRAFT: 11/18/2004
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RESOLUTION NO, 04·67
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING CITY COUNCIL ADOPTION OF STAGE 2 PLANNED DEVELOPMENT
ZONING FOR PA 03-058 DUBLIN TRANSIT CENTER SITE B-1 (D. R. HORTON, INc.)
LOCATED AT THE SOUTHEAST CORNER OF DUBLIN BOULEVARD
AND DEMARCUS BOULEVARD (APN 986-0001-011-00)
WHEREAS, the Applicant, D. R. Horton, Inc., has requested approval of Stage 2 Planned
Development Zoning for PA 03-058, Dublin Transit Center Site B-1, Elan at Dublin Station, for the
construction of a multi-story 257-unit condominium/townhouse project and associated structured parking
on approximately ±3.13 acres of land, loeated on a portion of Site B of the Dublin Transit Center, within
the Eastern Dublin Specific Plan, at the southeast corner of Dublin Boulevard and DeMarcus Boulevard;
and
WHEREAS, the Applieant has submitted a complete applica.tion which is available and on file in
the Planning Division for Stage 2 Planned Development Zoning for the eonstruction of a. multi-story 257-
unit eondominium/townhouse project and associated structured parking; and
WHEREAS, the Applieant has submitted project plans in conjunction with the requested planning
action dated received July 2, 2004 and a Stage 2 Development Plan; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations require that certain projects be reviewed for environmental
impacts and that environmental documents be prepared; and
WHEREAS, Pursuant to the Ca1ifornia Environmental Quality Aet, Staff has reeommended that
the projeet be fOUI1d exempt from CEQA pursuant to Government Code section 65457 for residential
projects that are eonsistent with a specific plan. The Projeet is within the seope of the Final
Environmental Impact Report for the Dublin Transit Center General Plan Amendment, Eastern Dublin
Specifie Plan Amendment, Stage I Planned Development Zoning, Tentative Parcel Map, and
Development Agreement (SCH 2(01120395) 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 ErR; and
WHEREAS, a public hearing was scheduled before the Planning Commission 011 October 26,
2004; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted to the Plahning Commission deseribing the project and
outlining the issues surrounding the request; and
WHEREAS, the Planning Commission did hold a publie hearing on said project application on
October 26, 2004; and
.~TTACHMENT .5
-;:,
ILJ2- Að(¡II.o?
WHEREAS, the Planning Commission did use its independent judgment and eonsidered all said
reports, recommendations, and testimony hereinabove set forth; and
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission of the City of
Dublin does hereby make the following findings and determinations regarding said Stage 2 Planned
Development Zoning:
A. The subject site is physieaUy suitable for the type and intensity of the zoning being proposed.
8. The proposed Stage 2 Planned Development is consistent with the Dublin General Plan and
Eastern Dublin Specific Plan.
C. The proposed Stage 2 Planned Development is consistent with the Stage 1 Planned Developmcnt
Plan approved previously.
D. The proposed Stage 2 Planned Development 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.
E. The proposed Stage 2 Planned Development will be harmonious and compatible with existing and
future development in the surrounding area.
F. The proposed Stage 2 Planned Development meets the purpose and intent of Chapter 8.32 Planncd
Development ZOning District of the Dublin Zoning Ordinance.
BE IT FURTHER RESOLVED that the Planning Commission does hereby reeOll1mend that the
City Council approve the Stage 2 Planned Development Zoning in substantially the form attached as
Exhibit A for PA 03-058 Dublin Transit Center Site B-1 (D. R. Horton, Inc.).
PASSED, APPROVED AND ADOPTED this 91h day of November 2004.
AYES:
Cm. Fasulkey, Nassar, King, and Machtmes
NOES:
ABSENT:
Cm. Jennings
ABSTAIN:
ATTEST:
Planning~
g:\pal/\2003\03-058 transit center b\dr hortori\coberl..u.\c..Iub--l::lan-pCrI:50pd{pa03.058).doc
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RESOLUTION NO. 04 - 68
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
REFERRING DECISION MAKING AUTHORITY TO THE CITY COUNCIL ON
SITE DEVELOPMENT REVIEW FOR PA 03-058 DUBLIN TRANSIT CENTER SIT B-1 (D.R.
HORTON, INc.), LOCATED AT THE SOUTHEAST CORNER OF DUBLIN BOULEVARD AND
DEMARCUS BOULEVARD (APN 986-0001-001)
WHEREAS, D. R. Horton, Inc. has requested approval of Stage 2 Planned Development Zoning,
Site Developmcnt Revicw, and a Subdivision Map for condominiums for PA 03-058, Elan at Dublin
Station, on approximately ±3.l3 acres of land located in Dublin Transit Center, Site B-1, within the
Eastern Dublin Specific Plan area, at the southcast corner of Dublin Boulevard and DeMarcus Boulevard
(portion of APN 986-0001-0 I ] -00) for the development of 257 for-sale condominium and townhouse
residential dwelling units of which 26 will be affordable to moderate income households; and,
WHEREAS, the Applicant/Developer has submitted a complete application dated July 2, 2004 for
Stage 2 Planned Development Zoning, Site Development Review, and Subdivision Map for condominium
purposes on file in the Community Development Department, Planning Division; and,
WHEREAS, Pursuant to thc California Environmental Quality Aet, Staff has reeommended that
the project be found exempt from CEQA pursuant to Government Code section 65457 for residential
projeets that are eonsistent with a specific plan. Tbe Project is within the seope of the Final
Environmental Impact Report for the Dublin Transit Center General Plan Amendment, Eastern Dublin
Speeific Plan Amendment, Stage I Plarmed Development Zoning, Tentative Parcel Map, and
Development Agreement (SCH 2001120395) which was certified by City Couneil Resolution No. 215-02
dated November 19, 2002. This reeommendation is based on a determination that there are no
supplemental impacts that would require preparation of a Supplemental EIR; and
WHEREAS, the City of Dublin Zoning Ordinance, Chapter 8.96.02Q.C.3. al10ws the Planning
Commission to transfer hearing jurisdietion to the City Couneil at its discretion because of policy
implieations, unique or unusual cireumstances, or the magnitude of the project; and
WHEREAS, the Planning Commission adopted Resolution No. 04-67 reeommending City
Council approval of the Stage 2 Planned Development zoning for the proposed project; and
WHEREAS, a Staff Report was submitted to the Planning Commission reeommending referral of
said application to the City Council; and,
WHEREAS, thc Planning Commission proposes to refer to the City Council (he approval,
eonditional approval, or dcnial of application P A 03-058 and related planning aetions; and
WHEREAS, the draft City Council Resolution approving the Site B-1 project is attached as
Exhibit A; and
ATTACHMENT 0
H? A-D(¡ lIP'
WHEREAS, the Planning Commission did hold a public hearing on said application on
November 9, 2004; and,
WHEREAS, proper notice of said hearing was given in aU respects as required by Jaw; and,
WHEREAS, the Planning Commission did hear and use their independent ju.dgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does
hereby refer the original hearing jurisdiction for this projeet to the City Couneil pursuant to Chapter
8.96.020,C.3 ofthe Zoning Ordinan,ce.
PASSED, APPROVED AND ADOPTED this 9th day of November 2004.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
PI-W
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-V,,'"
RESOLUTION NO. 04·
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIl, ADOPT A DEVELOPMENT AGREEMENT
FOR PA 03-058 DUBLIN TRANSIT CENTER SITE B (A V ALON BAY COMMUNITIES)
APN 986-0001-011
WHEREAS, Avalon Bay Communilie~ ha~ requested approval of a Development Agreement for
Dublin Transit Centcr Site B loeated south of Dublin Boulevard between DeMarcus Boulevard and Iron
Horse Parkway; and
WHEREAS, Development Agreements are required as an implementing mcasure of the Eastern
Dublin Specifk Plan; and
WHEREAS, Pursuant to the California Envirorunental Quality Aet, Staff has recommended that
the projeet be J()und exempt from CEQA pursuant to Goverrunent Code section 65457 for rcsidcntial
projects that are consistent with a speeific plan. The ProjeCl is within the ~cope of the Final
Environmental lmpaCl Report for the Dublin Transit Center General Plan Amendment, Eastcrn Dublin
Specific Plan Amendmcnt, Stage 1 Planned Development Zoning, Tentative Parcel Map, and
Development Agreement (SCH 20(1120395) which was certified by City Council Resolution No. 215-02
dated Novemher 19, 2002. Thi~ recommendation is based on a determination that thcre are no
supplemental impaets that would rcquire preparation of a Supplemental ElR; and
WHEREAS, the text of the Drall Development Agreement i~ attached to thi~ resolution as Exhibit
A; and
WHEREAS, the Planning Commi~~ion did hold a public hearing on said application on Decembcr
14, 2004; and
WHEREAS, proper notice of said public hearing was given in all respects as requircd by law; and
WHEREAS, the Staff Report was submitted recommending that the Planning Commission
recommend that the City Council approve the Development Agreement; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, reeommendations and testimony hereinahove set f(Jrth.
NOW THEREFORE BE IT RESOLVED TIlAT TIlE Dublin Planning Commission docs
hereby make the following findings and deternÜnations regarding said proposed Development Agreemcnt:
I. Said Agreement is consistent with the objectivcs, polieics, gcncralland uses and programs
specified in the Eastern Dublin Speeifie Plan/General Plan in that, a) the Eastern Dublin
Speeific Plan/General Plan land u~e designation fi.)r the suhject site i~ proposed to be
Planned Development and that the proposed Site B residential development is consistent
with that designation; h) the project is con~isteJ1t with the fiscal policies in relation to
provision of inlraslructure and public services of the City's Eastern Dublin Specific
Plan/General Plan; c) the Agreement ~ets forth the rules the Developer and City will be
governed by during the development process which is required by the Eastern Dublin
Specific Plan and the Mitigation Monitoring Program of the Eastern Dublin Specific Plan.
ATTACHMENT 7
I'-+5V l/lip
2. Said Agreement is compatible with the uses authorized in, and the regulations prescribed
for, the land use district in which the real property is located in that the project approvals
include a Tentative Parcel Map, Plwmed Development Rezone, and Site Development
Review.
3. Said Agreement is in conformity with public convenience, general welfare, and good land
use practice in that the Site B residential development will implement land use guidelines
set fi.Jrth in the Eastern Dublin Specific Plan/General Plan, as proposed.
4. Said Agreement will not be detrimental to the health, safety and general welfare in that the
development will proceed in accordw1ce with the Agreement and any Conditions of
Approval for the Project.
5. Said Agreemenl will not adversely affect the orderly development of the property or the
preservation of property values in that the development will be consistent with the City of
Dublin Eastern Dublirr Specific Plan/General Plan.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning
Commission does hereby recommend that the City Council approve the Development Agreement between
the City of Dublin and Avalon Bay Communities.
PASSED, APPROVED AND ADOPTED this l4'h day of December 2004.
AYES:
NOES;
ABSENT:
ABSTAIN:
Planning Commission Chairperson
ATTEST:
Planning Manager
2
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AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: November. 9, 2004
PUBLIC HEARING: PA 03-058 Dublin Transit Center Site B-2,
Avalon Bay Communities, Stage 2 Planned Development Rezoning,
Vesting Tentative Tract Map 7525 and Site Development Review.
Report Prepared by, Mamie R. Nuccio, A.~sistant Planner I¥-
SUBJECT:
ATTACHMENTS: 1.
RECOMMENDATION: 1.
2.
3.
4.
5.
PROJECT DESCRIPTION:
2.
Resolution recommending City Council approval of PA 03-058
Dublin Transit Center Site B-2, Avalon Bay Communities, Stage 2
Planned Development Rezoning, with Development Plan attached as
Exhibit A.
Resolution approving PA 03-058 Dublin Transit Center Site B
Vesting Tentative TractMap 7525.
Reso]ution referring decision making authority and recommending
City Council approval ofPA 03-058 Dublin Transit Center Site B-2,
Avalon Bay Communities, Site Development Review, with draft
City Council Resolution attached as Exhibit A.
Transit Center Location Map.
Vesting Tentative Tract Map 7525 Project Plans.
Site Development Review Project Plans dated October 25, 2004.
3.
4.
5.
6.
6.
Open Public Hearing and receive Staff presentation.
Take testimony from the Applicant and the Public.
Question Staff, Applicant, and the Public.
Close Public Hearing and deJiberate.
Adopt Resolution (Attaehment I) recommending City Council
approval ofPA 03-058 DubJin Transit Center Site B-2, Avalon Bay
Communities, Stage 2 Planned Development Rezoning, with
Development Plan attaehed as Exhibit A.
Adopt Resolution (Attachment 2) approving 'P A 03-058 Dublin
Transit Center Site B Vesting Tentative Tract Map 7525.
Adopt Resolution (Attachment 3) referring decision making
authority and recommending City Council approval of PA 03-058
Dublin Transit Center Site B-2, Avalon Bay Communities, Site
Development Review, with draft City Couneil Resolution attached
as Exhibit A.
7.
In December 2002, the City Council adopted Resolution 216-02 approving a General Plan/Eastem Dublin
Specific Plan Amendment; Ordinance 21-02 approving a Stage I Planned Development Zoning; and,
Resolution 02-40 approving Tentative Parcel Map 7892, for the Dublin Transit Center, located generally
___________~~~__________________~_________________w~~_____________________________________________~__~_~M__~
COPIES TO:
Applicant/Property Owner
ITEM NO_ ~', ~
ATTA.CHMENT 9
lSìob I~~ -..
between the Iron Horse Trail to the West, Dublin Boulevard to the North, Amold Road to the East,and
the DublinlPleasanton Bay Area Rapid Transit (BART) Station to..theSouth.....A Master Development
Agreement for the Dublin Transit Center was adopted by Ordinance 5-03 in May 2003 and together with ,
the approved General PlanÆastern Dublin Specific Plan Amendment, Stage I Planned Development I
Zoning, and Vesting Tentative Tract Map established the land use approvals for the future development of
the site.
I
The Dublin Transit Center projeet area includes the future development of 1,500 residential units on Sites
A, B and C; 2-million square feet of campus office on Sites D andE; and 70,000 square feet of ancillary
retail uses to be dispersed between Sites B-E. Open space wilJ be provided by a 12.20 gross acre park,
located on Site F and a I-acre Village Green located between SitesB and C. The Transit Center project
area also ineludes8.65 gross acres of public/semi-public uses including the future BART parking garage,
PG & E substation, and surface BART parking (See Attachment 4).
On May 5, 2004, a Vesting Tentative Parcel Map was approved by the Community Development Director
to subdivide Site A into three project areas, Sites A-I, A-2 and A-3. In April of 2004 EAH, Inc received
approval to develop Site A-2 with 112 apartment UI1Îts affordable to very-low and low-income
households; eonstruction is expected to commence in mid-200S. The remainder of the Dublin Transit
Center project area is eurrently vaeant with the exeeption of existing surface parking for BART patrons.
The proposed Project, Dublin Transit Center Site B-2, includes a Stage 2 Planned Development Rezoning,
a Vesting Tentative Tract Map, and Site Development Review for the construction of a 305-unit
apartment eommunity on approximately one-half of Site B; the remainder of Site B is planned to be
developed with 257 condominium units by D,R Horton whose application for Stage 2 Planned
Development Rezoning and Site Development Review is scheduled for the same Planning Commission I
Meeting as Avalon Bay. The approved Stage 1 Planned Development Zoning for Site B allows for a
maximum of 565 high density residential units to be constructed on the site. Together, Avalon Bay and
D.R. Horton propose to construct 562 units.
The Master Development Agreement for the Dublin Transit Center requires that 10% ()f the units
constIUeted on Site B be set aside for moderate income households and that the affordable units be
provided in aceordanee with the Inclusionary Zoning Ordinance. The Project proposes to set aside 10% of
the 305 units for moderate income households; a moderate income household is defined by the
lnclusionary Zoning Ordinance as households earning between 80% and 120% of the area median ineome.
ANALYSIS:
The proposed Project is a high density, transit oriented development less than one-quarter of a mile from
the existing DublinIPleasanton BART Station which requires the approval of a Stage 2 Planned
Development Rezoning and Site Development Review. The Rezoning is an· Ordinance that requires one
public hearing before the Planning Commission and two public hearings before the City Council. In
accordance with the City's Subdivision Ordinanee, the Planning Commission will take aetion on the
Vesting Tentative Traet Map. With respeet to the Site Development Review request, Staff is
recommending that the Planning Commission transfer hearing jurisdiction to the City Council beeause of
unique eircumstances and the magnitude of the project (See Attachment 3).
2
5'2"b 11Þ:7
VestÎnI!: Tentative Tract Map
The Applicant is requesting to subdivide one, ±8.84-acre parcel into 3 separate parcels as shown on the
Vesting Tentative Tract Map (Attachment 5). The Project is proposed to be developed on Lot 2 of
Vesting Tentative Traet Map 7525 for a totalof±3.57 net acres (±4.63 gross aeres).Lot I would be ±3.l3
net acres (±4.21 gross acres) and Lot 3 would be ± 2.14 net acres. Lots 1 and 2 would be recorded for
condominium purposes; Lot 3 would be for eommon areas which includes a North/South Driveway and
the Village Green.
Vesting Tentative Tract Map 7525 is bound by Dublin Boulevard to .the north, Iron Horse Parkway to the
east, Site C of Dublin Transit Center to the south, and DeMareus Boulevard to the west. The Project
would be located on the eastern portion of Tentative Tract 7525 and is bOUI1d by Dublin Boulevard to the
north, Site C of the Dublin Transit Center to the south, Iron Horse Parkway to the east, and a proposed
North/South Driveway to the west. Lot I is proposed to be developed by D.R. Horton with 257
condominium units (Attaehment 5).
The proposed VestÎllg Tentative Tract Map confonns to the City of Dublin General Plan, Eastern Dublin
Speeific Plan, and Stage I Planned Development Zoning; consequently Staff reeommends the Planning
Commission approve Vesting Tentative Tract Map 7525 subject to the findings and conditions of
approval eontained in the attached Resolution (Attaehment 2).
Sta!!e 2 Planned DevelonmentRezoninl!:
A Stage I Planned Developnlent Zoning was adopted by the City Council for all of Dublin Transit Center
in December 2002 and established the pennitted, conditional1y pennitted, and aceessory land uses; site
areas and proposed densities; maximum number of residential units and non-residential square footages;
and, a Master Landscaping Plan. For Transit Center Site B, th.eapproved Stage I Planned Development
Zoning allows for a maximum of 565 high density residential units and 15,000 square feet of retail on
approximately 8.10 net acres of land with an average net density of 70 units per acre. The Stage I
Planned Development Zoning also includes maximum building heights for high density residential of 5
stories over parking and a parking standard of 1.5 spaces per unit for residential land uses. The Zoning
Ordinance was used to detennine minimum parking standards for the retail use which is I space per 300
square feet of gross floor area.
The proposed Project would develop ±4.63 gross aeres of Site B for the construction of 305 residential
apartment units at a density of 66 units per aere. The Stage I Planned Development Zoning anticipated a
range of 64-70 units per aere for high density residential uses throughout the Dublin Transit Center. The
proposed residential apartment building is 5 stories wrapped around a 6Y:z story parking structure and_
exceeds the parking requirement of 1.5 spaces per unit as it proposes to provide 506 parking spaces within
the parking garage and an additional 21 surfaee stalls along the Village Green and North/South Driveway
(See Attachment 6).
The proposed Stage 2 Rezoning is in eompliance with the requirements of the Dublin Zoning Ordinance
as a Stage 2 Development P]an has been developed and confonns to the adopted Stage I Planned
Development Zoning for the Dublin Transit Center. The projeet is compatible with the land use concept
to maximize transit opportUI1ities presented by the adjacent Dublin/Pleasanton BART Station; conforms
with the development standards adopted for the Dublin Transit Center; and, contributes to a vibrant,
pedestrian friendly environment within less than one-quarter of a mile from tlle existing BART Station.
3
15~ob'~3
Site Development Review
Site Plan:
The Project is bound by Dublin Boulevard to the north, the Village Green to the south, Iron Horse
Parkway to the east, and a proposed NorfhlSouth Driveway to the west (this driveway separates Site B.2
from Site B-1). The Project includes a 5-story residential structure that is composed of various building
sections linked togetherarchiteeturally, which wrap around a 6-Jevel parking structure. Theparking
structure would be hidden from view on all four sides. There would be a total of 305 units within the
project. Approximately 12,750 square feet of grOUI1d floor retail uses are proposed along Iron Horse
Parkway; 2,600 square feet would be used for a residential leasing office. Stoop units are proposed on
three sides of the project: Iron Horse Parkway, the Village Green, and a proposed NorfhlSouth Driveway.
i
,
Through the wrapping of residential units around the parking structure, 2 larger courtyards (enclosed on
all 4 sides) and 2 smaller courtyards (open to Dublin Boulevard) are created, which provide a secondary
means of entry/egress from units loeated in those areas. The two larger landscaped courtyards provide
passive and active recreational amenities for the residents. The north courtyard includes a bocci ball court,
barbeque grill, and shaded lawn and seating areas. The south courtyard includes a swimming pool and
spa, and access to the fitness room and elub room. Additional recreational opportunities would be located
in the adjacent VilJage Green. The Village Green is a I aere park-like setting and includes ample laWll
area, two playgroUI1ds, and a circular plaza with seating beneath wood treJlises. A splash pad with aquatic
playground equipment would be loeated in the center of the plaza (See Attachment 6).
Floor/Unit Plans:
The Project proposes to have studio, one-, two-, and three-bedroom flats, and one-, two-, and three-
bedroom townhomes that vary in size and layout (See Table 1 below). All units would be equipped with a
washer/dryer. Aecess to the units would be primarily from interior corridors with the stoops units having
an additional access point along their respective street frontage. All units would have a patio, deek or
balcony. Multiple staircases and elevators would provide aceess to each floor. Two trash chutes are
proposed on floors 2 fhru 5 for trash and reeyclable materials. Two collection areas for residential waste
are located on the ~,'round floor within the parking garage (SeeArtachment 6).
Table 1
Unit T e
Studio
I Bedroom Flat
2 Bedroom Flat
3 Bedroom Flat
I Bedroom Townhome
2 Bedroom Townhome
3 Bedroom Townhome
.
S uare Footae:e (net)
522-644
681-877··
1048-1315
1265-1471
877-882
1182-1364
1655-1678
Access and CirculaJion:
Vehicular aecess to the project site would be from Iron Horse Parkway and the proposed North/South
Driveway. Both access points would ehannel residents, guests, and retail customers into the 6'found floor
of the 6-level parking structure. Aeeess to the upper floors of the garage would be restrieted to residents
by way of a security gate. Guests and retail customers would be restricted to the ground floor level. For
security purposes, the parking garage gate on Iron Horse Parkway would be open to the public at 7 am and
4
.
15'40o¡, I ~~
close when the last retailerlbusiness closes (the time would be determined based on retail tenants). The
parking garage gate on the North/South Driveway would be open to the public aU aln.and close at 12 am,
but guest parking would be allowed in the garage overnight. Residents and police and fire personnel
would have aecess to the parking garage at all hours.
Pedestrian access to the site could be obtained from all four sides of the project site. Pedestrian portals
would provide access from the adjacent publie ways into internal courtyards open to the sky, or internal
corridors leading directly to units and/or elevators and stairs. These "portals" are defined through the use
of unique architectural elements and are clearly visible from public way.
Residents will have direct aceess to the parking structure from residential corridors at levels I through 5 of
the buHding. The corridor adjaeent to the parking structure would be separated fÌom the parking garage
by a sound-attenuating fire wall.
Residents and guests would have access to the leasing office fÌom either the public way, from the south
courtyard, or fÌom the ground-]evelparking garage. Access to the retail areas would be from the public
way, or fÌom the groUI1d-level parking garage.
Parking:
The Project proposes to provide a total of 506 parking stalls within the 6-level parking structure aTJd an
additional 37 parking stalls along Iron Horse Parkway, the Village Green and the proposed North/South
Driveway. 460 stalls would be dedicated for residential uses and assigned to individual units. A shared
parking arrangement wou]d be utilized between residential guest parking aTJd retail parking and would
provide a total of 65 parking stalls; these stalls would be located within the parking strueture as well as
along Iron Horse Parkway, the Village Green, and the North/South Driveway. An additional 9 parking
stalls would be reserved within the parking strueture for employee parking. For the convenienee of the
. businesses along Iron Horse Parkway, two at-grade parallel parking stalls would be designated as a
loading zone between the hours of 7 am and 9 anl (See of Attaehment 6).
Avalon Bay's staTJdard for guest parking in the Bay Area typical1y does not exceed 10% of the number of
residential units. The Project has been structured to provide a shared parking arraTJgement between the
residential guest and retail parking which results in a 12% - 27% guest parking ratio throughout the day
and evening (See Attachment 6).
The approved Stage I Planned Development Zoning adopted a 1.5 space per unit parking ratio which
includes guest parking. The amount of parking proposed meets the parking requirement of 1.5 stal1s per
unit established in the approved Stage I Planned Development Zoning for high density residential units
within the Dublin Transit Center and a ] stal1 per 300 square feet of retail space as required in the Dublin
Zoning Ordinance. The proposed Project meets the parking requirement without utilizing the shared
parking arrangement.
Architecture:
The architeetural design of the Project would be consistent with a compact, urban design that maximizes
the use of regional transit opportunities and minimizes reliance on the auto by ereating a vibrant, high-
density, pedestrian-friendly environment that serves the daily needs of residents, employees and
commuters. The pedestrian-fÌiendly environment would be achieved with detailing of the retail
storefronts, townhome stoops and urban landscape that will aecentuate the pedestrian experience of this
area. Careful attention has also been paid to the massing of the building to create an image depieted in
conceptual sketches found in the Stage ] Planned Development approval. The Project would utilize
"Spanish Mission" style detailing that is prevaJent in the Dublin area.
5
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To reduce the perceived building mass, 3 exterior finishes, manufactured stone veneer, stucco, al1d stucco
rustication lines, would be utilized. Architectural detaiHng on the residential portion of the building
would provide visual interest through the inclusion of wood louvers adjacent to windows, wood trellis'
and painted fiberglass awnings above windows, deeorative railings for balconies, painted foam coping at
various horizontal breaks in the building facade, and stucco aceents beneath the roof line. Alternate roof
types, hip, gable and flat would also be used to break up the massing of the building. Concrete rooftiJes
would be used for hip and gable seetions of the roof; painted wood fascia boards would be used on flat
areas. On the retail portions of the building, storefronts would have wood entries, fabric awnings,
aluminum storefronts, and a concrete base. The leasing offiee would include exterior wall sconees, wood
storefronts and metal awnings.
Landscaping and Fencing:
The preliminary landscape plan for the Project was prepared by The Guzzardo Partnership, Inc in
accordanee with the Dublin Zoning Ordinanee.and the. Dublin Transit Center Stage I Development Plan.
The proposed plant palette . has been reviewed by the City's landseapearehitect and eonditions of approval
have been applied to the project relating to landscaping (See Attachment 6).
The Project is proposed to have perimeter landscaping and streetscape plantings on all four sides as well
as two intemallandscaped courtyards within the Project. The streetscape along Dublin Boulevard would
have aecent trees along the private realm (behind the sidewalk) and 'Bloodgood' London Plane along the
public realm. Aristocrat Pears would line Iron Horse Parkway and London Planes would be planted on
the south side of the Project adjacent to the Village Green. Acolunmar street tree in a 24" box is
proposed along the North/SouthDriveway that adjoins the Project site and the adjaeent Site B-1.
A variety of decorative paving is proposed throughout the Project. To accentuate the earners of Dublin
BoulevardlIron Horse Parkway and lroh Horse ParkwayNillage Green, pedestrian unit pavers and paver
bands are proposed. Along Iron Horse Parkway would be pedestrian concrete paving with an integral
color and pedestrian unit paver bands. This area fronts the proposed retail portion of the Projeet and
provides a pedestrian feel to the streets cape. Five foot square tree grates frame the base of the Aristocrat
Pears along Iron Horse Parkway.
Vehjcular eoncrete paving with integral eoloring and a large grid score pattem is used througbout the
roadways serving Project site: at the entry to the parking garage along Iron Horse Parkway, at the entry to
the Village Green, and along the North/South Driveway. To demarcate a transition from two-way
vehicular traffic to one-way vehicular traffie along the North/South Driveway, the grid scoring is reduced
from a large grid to a medium size. This adds to a more pedestrian'oriented fed for those stoop units
fronting the North/South Driveway.
There are two intemallandscaped courtyards within the Project. The north courtyard includes a bocci ball
court, barbeque grill, and opportunities for seating and lounging around shaded grassy areas. The south
courtyard includes a pool and spa as well as direct aceess to the fitness center and club room. A variety of
shrubs and trees are used to provide privacy to the patios facing the courtyards and shade throughout
portions of the courtyards.
Sound Attenuation:
6
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A mitigation measure contained in the Environmental Impact Report for. the Dublin Transit Center
requires site specific acoustic reports to be prepared by qualified acoustical .consultants. The report must
include detailed identification óf noise exposure levels on the individual project site and a listing of
specific measures to reduce both interior and exterior noise levels to normally acceptable levels including
but not limited to glazing and ventilation systems, construction of noise barriers and use ofhuildingsto
shield noise. As this project abuts Dublin Boulevard, a sound study will be required for complianee with
the mitigation measure and the project has been conditioned to reflect this requirement. Generally, normal
residential construction with upgraded windows can adequately attenuate vehicular noise for the interior
structures. However, exterior open space areas require special considerations when attenuation is
necessary. It is anticipated that several of the balconies facing Dublin Boulevard will require attenuation.
The normal method of accomplishing this is with the use of Plexiglas or tempered glass panels. The
Plexiglas or tempered glass panels allow for the residents views to be uninterrupted and provides for an
uninterrupted view of the project from off site.
A.ffordability:
The Dublin Transit Center Master Development Agreement between the City and the Alameda County
Surplus Property Authority was approved by the City Council in May of 2003 and set forth the
affordability requirements for the entire Transit Center project area. The Master DevelopmentAgreement
requires that the Transit Center Project comply with the provisions of the Inclusionary Zoning OrdÎ11ance
in effect at the time of Site Development Review approval. The Master Development Agreement also
permits all of the very low- and low-income units to be constructed on Site A-2. In accordance with .the
terms of the Master Development Agreement, the Applicant is proposing to 10% of the 305 proposed
units as affordåble to moderate-income households. The current lnclusionary Zoning Ordinance defines a
moderate-income household as one that earns between 80% and 120% of the area median ineome adjusted
for actual household size. The Ordinance also requires that the affordable units shall reflect the range of
numbers of bedrooms provided in the project as a whole, shall not be distinb'Uished by exterior design,
construetion dr'materials, and shall be reasonably dispersed throughout the Projeet. The Projeet proposes
to provide the required number of moderate Îlicome units (30) which will include a range of one-, two-,
and three-bedroom units which will be comparable in size, construction and materials as the market rate
units. For these reasons, the Project would cOll1ply with the Master Development Agreement and the
requirements of the Inclusionary Zoning Ordinanee.
Tri Valley Visioning:
During the review of this project, Phil Erickson of Community Design + Architeeture and his Staff met
with Planning Staff several times to diseuss and review the plans submitted for the Site B-1 and B-2
projeets. Their firm was contracted by East Bay Community Foundation through the Livable
Communities Initiative to prepare the "Transit Oriented Design Guidelines for the Dublin Transit
Center." Initial design consideration was given to the Guidelines and through review with Mr. Erickson
and his Staff, recommendations were incorporated into this Project.
Environmental Review:
Pursuant to the California Environmental Quality Act, Staff has recommended that the project be found
exempt from CEQA pursuant to Government Code section 65457 which exempts residential projects that
are eonsistent with a speeific plan from further environmental review. Additionally, the Project is within
the scope of the Final Environmental Impaet Report for the Dublin Transit Center General Plan
Amendment, Eastem Dublin Specific Plan Amendment, Stage I Planned Development Zoning, Tentative
Parcel Map, and Development Agreenlent (SCH 2001120395) which was eertified by City Council
Resolution No. 215-02 dated November 19,2002. This reeommendation is based on a determination that
7
I51ObIIø~
there arc no supplemental impacts that would require preparation of a Supplemental Environmental
Impact Report.
Noticing:
In accordanee with State law, a public notice was mailed to all property owners and occupants within300'
of the proposed project to advertise the projeet and the public hearing schedu.led for November 9, 2004.
TIle public notice was also published in the Valley Times and posted at several locations throughout the
City.
CONCLUSION:
This application has been reviewed by applieable City departments and agencies and their comments have
bcen incorporated into the Project and the reeommcnded eonditions of Project approval. The proposed
Project is consistent with the Dublin General Plan and Eastern Dublin Specific Plan, and the Stage 1
Planned Development Zoning for the Dublin Transit Center and represents an appropriate project for the
site.
RECOMMENDATION:
Staff recommends that the Planning Commission open the Public Hearing and receive Staff's presentation;
take testimony from the Applicant and 1111'0 Public; question Staff, the Applicant, and the Public; close the
Public Hearing and deliberate; and, adopt the following:
I. Adopt Resolution (Attachment I) reeommending City Council approval of PA03-058 Dublin
Transit Center Site B-2, Avalon Bay Communities, Stage 2 Planned Development Rezoning, with
Development Plan altaehcd as Exhibit A.
2. Adopt Resolution (Attachment 2) approving PA 03-058 Dublin Transit Center Site B Vesting
Tentative Tract Map 7525.
3. Adopt Resolution (Attachment 3) referring deeision making authority and recommending City
Council approval of P A 03-058 Dublin Transit Center Site B-2, Avalon Bay Communities, Site
Development Review, with draft City Council Resolution attached as Exhibit A.
-
8
.....
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GENERAL INFORMATION:
APPLICANT:
Steve WilsonINathan Hong
Avalon Bay Communities, Inc
400 Raee Street, Suite 200
San Jose, CA 95126
.
PROPERTY OWNER:
Stuart Cook
Alameda County Surplus Property Authority
224 West Winton Avenue, Room 110
Hayward, CA 94544
LOCATION:
Southwest corner of DublÎn Boulevard and Iron Horse Parkway
Parcel 2 of Parcel Map 7395
ASSESSORS PARCEL
NUMBER:
986-0001-011
EXISTING WNING:
PD, Planned Development (P A 00-013)
GENERAL PLAN
DESIGNATION:
High Density Residential
.
SPECIFIC PLAN
DESIGNATION:
Eastern Dublin Specific Plan, High Density Residential
e
9
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.,
Planning Commission Minutes
I '3&\ct> 1~3
CALL TO ORDER
A regular meeting of the City of Dublin Planning Commission was held on Tuesday, November 9, 2004,
in the Council Chambers located at 100 Civic Plaza. Chair Fasulkey called the meeting to order at 7:00
p.m.
ROLL CALL
Present: Commissioners Fasulkey, Nassar, King, and Machtmes; Jeri Ram, Plaruung Manager; Kristi
Bascom, Associate Planner; Michael Porto, Planning Consultant; Marrrie Nuccio, Assistant Planner; and
Maria Carrasco, Recording Seeretary.
Absent: Cm. Jennings
ADDITIONS OR REVISIONS TO THE AGENDA - None
MINUTES OF PREVIOUS MEETINGS - October 26, 2004 were approved as submitted.
ORAL COMMUNICATION - None
WRITTEN COMMUNICATIONS - None
PUBLIC HEARINGS
8.1 P A 02-030 Site Development Review (SDR) for the East County Hall of Justice (Alameda
County Courthouse) The proposed project consists of a 208,408 square foot building
eomprised of courtrooms, offices, and associated facilities on 21.77 aCreS located on the north
side of Gleason Drive between Madigan and Arnold Drives. The project is subject to the
CHy's Site Development Review (SDR) Ordinance.
Cln. Fasulkey opened the pu blic hearing and asked for the staff report.
Kristi Bascom, Associate Planner advised the Commission that in July 2003, Alameda County submitted
a proposal to the City of Dublin for Site Development Review of a proposed courthouse facility on
County"owned land north of Gleason Drive. The East County Hall of Justice is proposed as a 208,408
square foot building comprised of courtrooms, offices, and associated facilities. The project area is 21.77
acres and is·located on the north side of Glea.son Drive between Madigan and Arnold, where an East
County Government Center has been planned for several years. Under the 1993 Annexation Agreement
between the City of Dublin and the County of Alameda, the City has the right to perfonn design review
on any projects proposed on the County Government Center property. Therefore, although this project
is not subject to the normal development standards or land use controls that would be applicable to a
private project, the project is subject to the City of Dublin's Site Development Review regulations.
The County of Alameda has be~'11 planning the construction of a new courthouse facility and a separate
juvenile justice facility in Alameda County for several years. The County has studied various alternative
locations for the two facilities, and two sites in Dublin were being considered for their use. A joint
Environmental Impact Report/Environmental Impact Statement (EIR/EIS) was written which examined
the potential environmental impacts for development on all of the sites throughout the County.
169
ATTACHltENT 10
<Pfdnnttlfj CO"mmission
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RESOLUTION NO. 04-64
A RESOLUTION OF THE PLANNING COMMISSION
RECOMMENDING CITY COUNCIL ADOPTION OF STAGE 2 PLANNED DEVELOPMENT
ZONING FOR P A 03-058 DUBLIN TRANSIT CENTER SITE B-2 (AVALON BAY COMMUNITIES)
LOCATED AT THE SOUTHWEST CORNER OF DUBLIN BOULEVARD AND
IRON HORSE PARKWAY
(APN 986-0001-011-00)
RESOLUTION NO. 04 - 65
A RESOLUTION OF THE PLANNING COMMISSION
APPROVING VESTING TENTATIVE TRACT MAP 7525
CONCERNING P A 03-058, DUBLIN TRANSIT CENTER SITE B
lAPN 986-0001-011-00)
RESOLUTION NO. 04-66
A RESOLUTION OF THE PLANNING COMMISSION
REFERRING DECISION MAKING AUTHORITY AND RECOMMENDING CITY COUNCIL
APPROVAL OF SITE DEVELOPMENT REVIEW FOR P A 03-058
DUBLIN TRANSIT CENTER SITE B-2 (A V AtON BAY COMMUNITIES) tOCA TED AT THE
SOUTHWEST CORNER OF DUBLIN BOULEVARD AND IRON HORSE P ARKW A Y
(APN 986-0001-011-00)
8.3 P A 03-058 Stage 2 Planned Development Rezoning and Site Devclopment Review for
Dublin Transit Center SHe B~1 (D.R. Horton, Inc.) D.R. Horlon (Western Pacific Housing)
is proposing to construct a multi-family residential condominium community of 257 units on
approximately 3,13 net acres of land within the Dublin Transit Center project on a portion of
Site B (referred to as Site B-1). The project is located on the southeast comer of Dublin
Boulevard and DeMarcus Boulevard.
Cm. Fasulkey opened the public hearing and asked for the staff report.
Michael Porto, Plarming Consultant advised the commission that the proposed project for Dublin Transit
Center Site B-1, named by the developer as Elan at Dublin Station, is part of an 8.84-net acre a,rea
designated as Site B with the initial Transit Center approval. Site B is bound by Dublin Boulevard on the
north, the Village Green on the south, DeMarcus Boulevard on the west, and Iron Horse Parkway on the
east. The Stage 1 Planned Development Zoning identified Site B with a maximum density of 70 units per
acre (or a maximum of 565 residential units) for the site. Site B-1, located along the westerly side of Site
B adjacent to DeMarcus Boulevard, is separated from Site B-2 by a north-south private access street or
driveway located mid-way between DeMarcus Boulevard and Iron Horse Parkway.
Site B-1 is proposed to be developed with two multi-story structures housing 257 for-sale units in the
form of 231 condominium flats or multi-level wa1k-ups in one building. The second building is
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178
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proposed for 26 multi-level townhouse condominiums. The planning actions currently requested
include a Stage 2 PI armed Development Rezoning and Site Development Review.
.,)
Site B-1 will be created by from Vesting Tentative Parcel Map No. 7525 recently proposed with the Stage
2 Plarmed Development Rezoning and Site Development Plan for Site B-2. The Site Development
Review for Site B-1 is subject to review by the Plarming Commission, which would also review the
proposed subdivision for condominium purposes (as a part of the Parcel Map being processed with the
Avalon bay project), and make a recommendation to the City Council on the Stage 2 Planned
Development Rezoning. The Stage 2 Planned Development Zoning requires adoption of an. Ordinance
and two public hearings before the City Council. City Council approval of the Site Development Review
for Site B-1 typically approved by the Planning Conunission would be based on approval of the Stage 2
Planned Development. The final subdivision map is subject to State and Local Subdivision Regulations,
including approval by the City Engineer
Mr. Porto discussed the site plan, archilectural style, floor plans, access and circulation. He stated that
applicable City department¡; have reviewed this application and agencies and their comments have been
incorporated into the Site Development Review and Stage 2 Planned Development Rezoning. The
proposed project represents an appropriate project for the site and is consistent with the Dublin General
Plan, Eastern Dublill. Specific Plan, and the Stage 1 Plarmed Development Zoning for the Dublin Transit
Center.
Staff reconunends that the Planning Commission Adopt Resolution (Attachment 1) recommending City
Council approval of PA 03-058 Dublill Transit Center Site B-1, Elan at DublillStation, Stage 2 P1armed
Development Zoning, with Development Plan attached as Exhibit A; Adopt Resolution (Attachment 2)
referring decision making authority and recommending City Council approval of P A 03-058 Dublill
Transit Center Site B-1, Elan at Dublin Station Site Development Review. Mr. Porto concluded his
presentation.
Cm. King asked if this project goes from the north south driveway to DeMarcus.
Mr. Porto responded yes.
Cm. King asked the length that front along Dublin Boulevard.
Mr. Porto responded 312 feet.
Cm. King asked what that is ill car lengths.
Mr. Porto said approximately 15-16 cars.
Cm. Nassar asked if there is a height difference between this project and Avalon Bay.
Mr. Porto said yes but there will be architectural consistency.
Cm. King asked if the project would also have a 2-'12 foot low wall
Mr. Porto said yes. It is a unifying element that ties the whole frontage of Dublin Boulevard together.
Cm. Killg asked if each unit has an entry gate.
Mr. Porto said each courtyard has a gate and showed Cm. King on a display board.
17Y
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Dean Mills, Project Manager with D.R. I-Iorton stated he does not have anything to add to 1\1ichael's
presentation. He stated that they are very excited to be building in Dublin and thanked Staff for all their
help.
em. Nassar asked about the project's timing.
Mr. Mills said their timing would be a little sooner than Avalon Bay because they are going with a
garage below the units. Construction of the buildings will be relatively in the same time frame as
Avalon with occupancy in approximately 22 months.
Cm. Machtmes asked abou t the projected sales prices.
Mr. Mills said they have not priced them yet and are watching the market.
Cm. Machtmes asked if the market is softening or getting stronger.
Mr. Mills said it has stayed steady.
Cm. Fasulkey said he has not seen circular stairwells internally.
Mr. Mills said they are trying to set themselves apart from other developments as well as add some
pizzazz.
Cm. Fasulkey asked if they have used the circular stairwells before.
Mr. Mills said their sister division in San Diego has used them and have had suceess down there.
Cm. Fasulkey closed the public hearing.
Cm. King said would like to reflect that the same issues raised on first project be applied with this
project.
Cm. Machtmes said he would agree, but without the commercial aspect. He stated that his only COncern
for this project is the mass of the building and the creation of a tunnel effect. If this is the type of
development the City is looking for in this area, it is a great design architecturally.
Cm. Fasulkey asked for a motion.
On motion by Cm. Nassar seconded by Cm. Machtmes by a vote of 4-0-1 with Cm. Jennings absent the
Planning Commission unanimously adopted
RESOLUTION NO. 04 - 67
A RESOLUTION OF THE Pl,ANNING COMMISSION
RECOMMENDING CITY COUNCIl, ADOPTION OF STAGE 2 PLANNED DEVELOPMENT
ZONING FOR P A 03-058 DUBLIN TRANSIT CENTER SITE B-1 (D. R. HORTON, INC) LOCATED
AT THE SOUTHEAST CORNER OF DUBLIN BOULEVARD
AND DEMARCUS BOULEVARD (APN 986..{J00l-Oll-00)
PGzttnittJ} Commission
'lI,fllufø ~M «/.inn
]80
W}f.!emfj,;r 9, 2004
,
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RESOLUTION NO. 04 - 68
1(0 3ObI~'þ
A RESOLUTION OF THE PLANNING COMMISSION
REFERRING DECISION MAKING AUTHORITY TO THE CITY COUNCIL ON
SITE DEVELOPMENT REVIEW FOR P A 03-058 DUBLIN TRANSIT CENTER SIT B-1 (D.R.
HORTON, INc.), LOCATED AT THE SOUTHEAST CORNER OF DUBLIN BOULEV ARD AND
DEMARCUS BOULEVARD (APN 986-0001-001)
NEW OR UNFINISHED BUSINESS - None
OTHER BUSINESS (Commission/Staff Informational ailly Reports)
Cm. King commented that hewas curious whether Dublin is Irish or Hispanic in architecture.
ADTOURNMENT - 111e meeting was adjourned at 9:20 p.m.
ATTEST:
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