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Home My WebLink AboutItem 6.1 Windstar Attach 1-5 /1 2-8 '2-- RESOLUTION NO. XX-07 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN **************************************************** ADOPTING A MITIGATED NEGATIVE DECLARATION AND A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE WINDSTAR PROJECT P A 06-009 WHEREAS, Windstar Communities, Inc. proposes to construct 309 residential units on an approximately 3.66 acre vacant parcel located at 6600 Golden Gate Drive. The Project also proposes to amend the West Dublin BART Specific Plan to increase the total number of units permitted for the Residential land use designation which will only apply to the Windstar property at this time, to adopt a PD,Planned Development District rezoning to amend the adopted Stage 1 Development Plan and adopt a Stage 2 Development Plan, and to approve a Site Development Review. These proposed actions are collectively referred to as the "Project"; and WHEREAS, the Project relies on the 1990 BART Dublin/Pleasanton Extension Project Environmental Impact Report (SCH#1989011009), the 2001 West DublinIPleasanton BART Station and Transit Village Project Supplemental Environmental Impact Report (SCH#2000042058), both of which were certified by the BART Board of Directors, the 2000 West Dublin BART Specific Plan Negative Declaration and the 2004 Addendum to the Specific Plan Negative Declaration and Transit Village SEIR approved by the City Council. These documents are incorporated herein by reference and available for review at the Dublin City Hall; and WHEREAS, the 2001 West DublinIPleasanton BART Station Transit Village Project Supplemental Environmental Impact Report (hereafter "Transit Village SEIR") identified potentially significant environmental impacts and related mitigation measures and monitoring program which continue to apply to the Project; and WHEREAS, the City prepared an Initial Study for the proposed Project consistent with CEQA Guidelines sections 15162 and 15163 and determined that a Mitigated Negative Declaration was required in order to analyze the potential for new or additional significant environmental impacts of the Proj~ct beyond those identified in the prior EIRs, Negative Declaration and Addendum; and WHEREAS, based on the Initial Study, the City prepared a Mitigated Negative Declaration dated July 2007 and incorporated herein by reference, which reflected the City's independent judgment and analysis of the potential environmental impacts of the Project, and which was circulated for public review from July 20,2007 through August 21,2007; and WHEREAS, the City received one comment letter on the Mitigated Negative Declaration during the public review period, from the California Department of Transportation; and WHEREAS, the City prepared a response to the California Department of Transportation, providing the City's good faith reasoned analysis as to the environmental issues raised in the comments. The comment letter and responses to the comments are attached as Exhibit B and are incorporated herein by reference; and 1 J;t-eYli#-b'/. 'I/I~/rn~ ATTACHMENT 1 (/ 02 ~ 2-B;Z WHEREAS, a Staff Report, dated October 23, 2007 and incorporated herein by reference, described and analyzed the Mitigated Negative Declaration; including comments on the Mitigated ---- Negative Declaration, and the Project for the Planning Commission; and WHEREAS, the Planning Commission reviewed the Staff Report and the Mitigated Negative Declaration, including comments and responses, at a noticed Public Hearing on October 23, 2007, at which time all interested parties had the opportunity to be heard. Following the Public Hearing, the Planning Commission adopted Resolution 07-52 recommending that the City Council adopt the Mitigated Negative Declaration, which Resolution is incorporated herein by reference and available for review at the Dublin City Hall; and WHEREAS, a Staff Report, dated November 20, 2007, and incorporated herein by reference, described and analyzed the Mitigated Negative Declaration, including comments and responses, and the Project for the City Council; and WHEREAS, the City Council reviewed the Staff Report and the Mitigated Negative Declaration, including comments and responses, at a noticed Public Hearing on November 20,2007, at which time all interested parties had the opportunity to be heard; and WHEREAS, the Mitigated Negative Declaration identifies new mitigation measures applicable to the Project; therefore, a Mitigation Monitoring and Reporting Program must be adopted, which program is set forth in attached Exhibit A and is incorporated herein by reference; and WHEREAS, the Mitigated Negative Declaration dated July 2007, together with the comment letters and responses in Exhibit B reflect the City's independent judgment and analysis on the potential for environmental impacts from the Project. The Mitigated Negative Declaration and related project and environmental documents, including the prior Transit Village SEIR and all of the documents incorporated herein by reference, are available for review in the City Planning Division at the Dublin City Hall, file P A 06-006, during normal business hours. The custodian of the documents 'and other materials which constitute the record of proceedings for the Project is the City of Dublin Community Development Department, 100 Civic Plaza, Dublin, CA 94568, attn: Senior Planner, Erica Fraser. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the Mitigated Negative Declaration together with the previously certified Transit Village SEIR adequately describe the impacts of the Project. There is no substantial evidence in light of the whole record before the City that the Windstar Project as mitigated will have a significant effect on the environment. BE IT FURTHER RESOLVED that the Dublin City Council reviewed and considered the Mitigated Negative Declaration, including the corrected Responses to Comments document attached as Exhibit B, before approving the Windstar Project and hereby adopts the Mitigated Negative Declaration, as complete, adequate and in compliance with CEQA, the State CEQA Guidelines and the City of Dublin Environmental Guidelines. BE IT FURTHER RESOLVED that the City Council hereby adopts the Mitigation Monitoring and Reporting Program attach~d as Exhibit A and the Responses to Comments attached as Exhibit B, both of which exhibits are incorporated herein by reference. 2 3 ~. U 2- PASSED, APPROVED AND ADOPTED this 20th day of November, 2007. 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I-< .g G Po< ~ "'00.. 2 ~ Q) U - U SO o U Q) I-< ..02 ti ~ ~~ ~ 1=l Q)...... bJ)1=l e<:l s: 510 ......~ ifJifJ >>. ...... 'S ...... ~ 1=l ...... S Q) 1=l S S S o 0.. t:: U..9e<:l 1=l ~ fr ~OQ .g Q 00 I-< Q) 0.. o - Q) ;> Q) Q ...... U Q) '0' I-< 0-.. ~ S .2 0 e<:l ~s:r-- s: ...... S Q)S.8o ..oQ)'"Oc.t:1 :::::ti2:>-. e<:l >>...... e<:l {3ooS"'O >>...... '1:: ~e<:l~~ e<:l s: ~ ~ .~.~ ~ gp iZl'"O~o "_ ......J:l l/'le<:loo...... ~SbJ)>> lo. Q).8 ..g ~ "E ~ 1=l ~...... e<:l 0 ~ Q) 0..;;S ~ .;3 ~ bJ) = 1=l...... 1=l o 0 ~.~ ;:"'O~~ ~ Q) ...... e<:l S Q,J)::::: 00 0.. 0.. ..... e<:l Q) I-< ~t;)~glr) ~ .8 ti ~ .8 5rfb 7.'O~ ~ bh o I-< 0-. 51 ...... ifJ LP UlJ~ ~ RESPONSES T() COMMENTS RECEIVED ON THE INITIAL STUDY/MITIGArrED NEGATIVE. DECLARA 1'ION FOR THE WINDST AR PROJECT October 2007 EXHIBIT B, ~ Introduction On July 20,2007, the City of Dublin distributed the Initial Study/Mi1igated Negative Declaration (MND) for the Windstar Project to public agencies and the general p"lblic. '1 ~ ~"~-z, In accordance with CEQA section 2l091.b, the public comment peril)d for the MND was 30 days. The review period began on July 20, 2007 and ended on August 21, 2007. During the public review period, the City received one comment letter. All comments on the MND and the City's responses to the comment:; are included in this document. Each letter has been numbered and each comment has been assigned a number. Each comment letter has been reproduced and is followed by the responses to'the comment, generally in order of occurrence. The City received the following letter: Comment Letter I: California Department of Transportation (dated August 20. 2007) In l bY; vAL I nAI~Q I nAI~QrVn I.... I.LV r L......"".L"U, '-' I V <oou '-''-'uv, MU~ ~ c.u - 'oJ' I . I -rl 'V., 11-1':1.... I'.... i> Ub 29> 7, STATE 01" CALlroRNI^'--:'BUSINP'~~. TRANSPOR'l'ATlOH.AND HOUSING AGENCY ARNOLD SCHWARZENEGQE1l.. GUV9mM" DEPARTMENT OF TRANSPORTATION 111 GRAND A V~NUE P. O. BOX 23660 OAKLAND. CA 94623.0660 PHONE (510) 286-5505 FAX (510) 286.5559 ~(800)735.2929 @ Fk.f your pou1er! & en""g:y efficum'l AuguSL 20, 2007 ALA680347 ALA-680-20.387 SCH 20070'72081 Ms. Erica Fraser CiLy of Dublin 100 Ci vic Plaza Dublin, CA 94568 Dear Ms. Fraser: Windstar Project -Mitigated. Negative Declaration (MND) and Draft Triggedng Analysis for the West Dublin BART. Transit Vmag~ Development Thank you for including the California Department or Transportation (Department) in the environmental review process for the proposed Windstar project. 1:be comments presenLed below are based on the MND and the Draft Triggering Analysis for the West Dublin BART Transit Village Development dated July 19, 2007 by TJKM Transportation Consultants. TraffW ImDact Andl\lsu (TIAJ The TIA should include aspecifiediscussion of what impacts theprojeet would have to state facilities. The TIA should include all ramps .and themwnline of Illterstate 680 (l-680) and 1-580 around the project. The TIA should include the cumulative plus project scenario. Mitigation measures should be identified and findings should be discussed for state facilities. Please see the Caltrans' "Guide for the Preput'ation of Traffic Impact Studies" at the following website for more infonnation: http://wwW.dot.ca.govlhqJtraffops/developserv/operationalsystemdreportsltisguide. pdf 1.1 Be sure to include the intersection of Amador Plaza Road and the 1-680 ramps in the study intersection, review and analysis. What are lhp impacts from the BART station/parking, 309 residential condominium units. 150 room hotel, 17,500 sq. ft. of retail, plus the approved 17,500 sq. ft. (40% retail and 60% restaurant uses) at the northwest corn<:r of Dublin Boulevard/Amador Pl~a Road at this intersection? I 1.2 1.3 Page 39 of the MND, Trip Generation: The section refers to "p~ak hour trips". Assuming that these are limited to motor vehick trips. these should be described as "peak hour vehicle trips", 1.4 I "Caura.nB improues mebility aC7'(I88 CBUforn;~>> 08/20/2007 MON 13: 56 [TX/RX NO 7940] ~ 001 ~m: tly. L;A . .' LIHANti IHANtirUHIAI~U ~LANN~NU' , :)IU '::00 :):)OU, I-\U~I-"'U-UI 1.I--trlVl, I a~y ~I tC.. q ~Z~2. Mil. Ertc.a Fraser Aug\lst 20. 2007 Page '2 lI..lWtQlJchment Permit Any work Of traffic control within the State Right of Way (ROW) requires an encroachment permit thai is issued by the Depat\111Cl"t. Traffic-related ",itigation m<,asures will be incorporated 1.5 into the construction plans during the encroachment permit process. See the following website link. for more information: http://wwwodotoca.gov/hQ/traffopsldevelopserV/permitsJ To apply for an encroachment pennit. submit a completed encro~.chment permit application, environmental documentation, and five (5) sets of plans which clearly indicate Sla.te ROW to [he address at the top of this letterhead, mark.ed ATfN: Michael Condie, Mail Stop #5E- Should you require further information or have any questions regarding this letter. please can Usa Carboni of my staff at (S 10) 622-5491. c. SABlE District Branch Chief IORlCBQA c: State Clearinghouse "Caltrornl improves mobility acrolJB Cqli.(o,....u.a.. 08/20/20C7 MON 13: 56 [rX/RX NO 7940] ~ 002 10 c1b2g~ Comment Letter: California Department of Transportation Comment 1.1: The Traffic Impact Analysis (TIA) should include a specific discussion of what impacts the project would have to state facilities. The TIA should include all ramps and the mainline of Interstate 680(1-680) and 1-580 around the project. The TIA should include the cumulative plus project scenario. Mitigation measures should be identified and findings should be discussed for state facilities. Please see the Caltrans' "Guide for the Preparation of Traffic Impact Studies." Response: A focused Triggering Analysis was prepared for the Windstar Project, the hotel and retail project to determine if any off-site improvements were necessary to serve the Project. The hotel and retail projects are not currently under review at this time, but were reviewed to take into account any off- site improvements that are necessary in the vicinity to serve the projects. Traffic studies were previously conducted for each ofthese projects in connection with prior CEQA reviews and project approvals. The 2001 Dublin Pleasanton BART Station and Transit Village Project Supplemental Environmental Impact Report (SEIR) (SCH#2000042058) included a traffic study which analyzed a 210 residential development on the Project site. The proposed increase in units is less than the 100 dwelling unit threshold established by the Alameda County Congestion Management Agency for additional review. The prior traffic study was adequate to review impacts related to the residential project as updated by the Triggering Analysis and the MND. Freeway intersections were studied in the SEIR and the results can be found in the appendices of the SIER and a discussion of traffic impacts can be found on pages 4.5-1 through 4.5-61 of the SEIR. Additionally, the number of trips related to the increase inthe residential units is minor. The hotel, residential project and retail are anticipated to result in 2,815 daily trips. The increase of99 dwelling unit~ results in 293 additional daily trips with 21 additional AM peak hour vehicle trips and 21 additional PM peak hour vehicle trips. This minor increase in vehicle trips is not considered a significant impact. The entire BART Station and Transit VilIage Project has been reviewed in several CEQA documents most specifically in the SEIR, as detailed in the MND. The Windstar Project is part of a Transit Oriented Development (TOD) which includes pedestrian access to public transit (including a new BART Station), retail, entertainment, and commercial uses and in the future will also include additional office space, retail and housing units. The BART Station will be a transit hub and will have a bus pick-up and drop off area for several bus lines which can also be used by commuters in addition to the BART rail system. The Windstar Project requests only an increase in the number of residential units; it proposes no change to the rest of the TOD that was previously analyzed. Traffic impacts related to the additional dwelling units are expected to be minor based on the proximity of public transit and the typical desire of occupants of a TOD to take advantage of transit and pedestrian opportunities in the area. TODs typically have fewer vehicle trips than dwellings located more than lf4 mile from transit hubs. Development of a residential project in this location represents smart growth in that it will reduce vehicle trips which reduces congestion and air quality impacts, is an infill development which protects greenfields and places development where it can be served by existing services and encourages walking, bicycling or the use of public transit. Comment 1.2: Be sure to include the intersection ofiAmador Plaza Road and the 1-680 ramps in the llU02~Z, study intersection, review and analysis. . Response: See also the response to Comment 1.1 above. The intersection of Amador Plaza Road and the 1-680 ramps was studied in the 2001 Transit Village SEIR (please refer to the traffic study included in the Appendix of the SEIR). Comment 1.3: What are the impacts .from the BART station/parking, 309 residential condominium units, 150 room hotel, 7,500 sq. ft. of retail, plus the approved 17,500 sq. ft. (40% retail 50% restaurant uses) at the northwest corner of Dublin BoulevardlAmada Plaza Road at this intersection. Response: The BART station/parking, a 210 unit residential development, the hotel and 7,500 sq. ft. of retail space were included in previous traffic studies, including the prior EIR and SEIR analysis and the previous Mitigated Negative Declaration and Addendum to the Negative Declaration. The BART station/parking structure is currently under construction and a rezoning (Stage 1 Development Plan) was previously approved for the 7,500 sq. ft. of retail, 2 10 unit residential development and hotel (Ordinance 8-04, see MND for a description of prior approvals related to CEQA reviews). The Mitigated Negative Declaration reviewed impacts related to allowing an increase in the total number of residential dwelling units permitted on the Project site from 210 to 309 units. The 17,500 sq. ft. retail project is also currently under construction and is a separate project. This project is an infill project and replaced a movie theater that was demolished to accommodate the new retail space. The project was deemed to be consistent with the Negative Declaration that was adopted for the Downtown Core Specific Plan Area, where the project site is located. Additionally, development of he site was assumed in prior cumulative analyses based on the General Plan which allows development of the site and because the site was developed with a movie theater until recently. The Focused Traffic Analysis concluded that the Project would, not result in any significant traffic impacts with incorporation of the recommended mitigation measures. All previously adopted mitigation measures applicable to the Project and Project site continue to apply. Comment 1.4: Page 39 ofthe MND, Trip Generation: This section refers to "peak hour trips." Assuming that these are limited to motor vehicle trips, these should be described as "peak hour vehicle trips." Response: Staffs discussion in this section is related to vehicle trips only. Comment 1.5: Any work or traffic control within the State Right of Way (ROW) requires an encroachment permit that is issued by the Department. Response: The above comment is noted and the Applicant has been notified of this requirement. I I 2- <D;{ 2-~ 1-~ RESOLUTION NO. XX - 07 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ********* APPROVING AMENDMENTS TO THE WEST DUBLIN BART SPECIFIC PLAN FOR THE WINDST AR PROJECT' P A 06-009 WHEREAS, the Applicant, Windstar Communities, Inc., has submitted an application to the City regarding a 3.66 acre parcel ("Windstar") located at 6600 Golden Gate Drive (APN 941-1500-046-01); and WHEREAS, the Windstar property is located within the West Dublin BART Specific Plan area; and WHEREAS, the application for the Windstar Project includes a West Dublin BART Specific Plan amendment to increase the allowable density for the Residential land use designation to permit up to 84 dwelling units per acre; and WHEREAS, the proposed amendment will affect only the project site at this time because this is the only site with a land use designation of Residential in the West Dublin BART Specific Plan area; and WHEREAS, the project site is currently vacant; and WHEREAS, the Project would amend the West Dublin BART Specific Plan, as noted below: . On page 11, Objective 7.2, increase the maximum allowable density to 84 units per acre; . On page 33, Table 5, change the Residential category to allow up to 84 units per acre and 309 units on 3.66 acres; and . On page 41, under Section 5.2, change the Residential land use category to permit between 30 to 84 dwelling units per acre. WHEREAS, the BART Board of Directors certified the 1990 Dublin/Pleasanton Extension Project EIR (SCH#1989011009), 2001 Dublin/Pleasanton BART Station and Transit Village SEIR (SCH#2000042058) and the City Council has adopted the 2000 West Dublin BART Specific Plan Negative Declaration and the 2004 Addendum to the Specific Plan Negative Declaration and the Transit Village SEIR which documents were the basis for past City actions concerning the project site and which contain mitigation measures which continue to apply to this Project; and WHEREAS, pursuant to CEQA.and the CEQA Guidelines, the City as the Lead Agency prepared a Mitigated Negative Declaration for the Project entitled "Mitigated Negative Declaration for the Windstar Development" and circulated it for review; and WHEREAS, at its October 23, 2007 Hearing, the Planning Commission adopted Resolution 07- 52 incorporated herein by reference, recommending that the City Council adopt a Mitigated Negative Declaration for the Project; and ATTACHMENT 2 13'1 ~~ WHEREAS, a Staff Report, dated October 23,2007 and incorporated herein by reference, described and analyzed the Project, including the proposed amendment to the West Dublin BART Specific Plan and the Mitigated Negative Declaration; and WHEREAS, a Staff Report dated November 20, 2007, and incorporated herein by reference, described and analyzed the Mitigated Negative Declaration and Specific Plan Amendments for the Windstar Project; and WHEREAS, the City Council reviewed the Projects at a noticed Public Hearing on November 20, 2007, at which time all interested parties had the opportunity to be heard; and WHEREAS, following the public hearing, the City Council adopted Resolution _, adopting the Mitigated Negative Declaration, Mitigation Monitoring Program and Statement of Overriding Considerations for the Windstar project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this Resolution. . BE IT FURTHER RESOLVED that the City Council approves the amendments to the West Dublin BART Specific Plan, noted on Page 1 of this Resolution, based on findings that the amendments are in the public interest and are consistent with the Dublin General Plan. PASSED, APPROVED AND ADOPTED this 20th day of November 2007 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:\P A#\2006\06-009 Windstar Condos - TMAP, SDR, PD\PD SDR Nov 2006\CC\Reso GP A SP A.DOC 2 I~~ '2~V ORDINANCE NO. 07- AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN ************* APPROVING A PD-PLANNED DEVELOPMENT REZONING TO AMEND THE ADOPTED STAGE 1 DEVELOPMENT PLAN AND ADOPT A STAGE 2 DEVELOPMENT PLAN FOR THE WINDSTAR PROJECT (APN 941-1500-046-01) .PA 06-009 THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS: Section 1. RECITALS A. By Ordinance No. 8-04 the City Council rezoned the approximately 7.26-acre area known as 6600 Golden Gate Drive to the Planned Development Zoning District (P A 03-033) and adopted a Stage 1 Development Plan for the site (APN 941-1500-046). B. This Ordinance adopts' an amendment to the Stage 1 Development Plan approved in Ordinance No. 8-04 by the City Council on March 16,2004. C. This Ordinance also adopts a Stage 2 Development Plan for a portion of 6600 Golden Gate Drive for the Project known as Windstar. Section 2. FINDINGS AND DETERMINATIONS A. Pursuant to Section 8.32.070 ofthe Dublin Municipal Code, the City Council finds as follows: 1. The Windstar Project Planned Development Zoning, including an amended Stage 1 Development Plan and a Stage 2 Development Plan, meets the purpose and intent of Chapter 8.32 because: it provides a comprehensive development plan that is tailored to the residential land use proposed on the Project site and creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design, which is adj acent to Golden Gate Drive and St. Patrick Way and is in close proximity to Dublin Boulevard, the 1-580 freeway and the West Dublin BART Station. 2. The PD rezoning with amended Stage 1 Development Plan and the Stage 2 Development Plan for Windstar will be harmonious and compatible with existing and potential development in the surrounding area in that: 1) the land uses and site plan establish a residential development; 2) the proposed project is consistent with the type of development, high-density residential, envisioned in West Dublin BART Specific Plan and the Stage 1 Development Plan, as amended; 3) the project site has been designed to reduce impacts on the future adjacent residential development (AMB development) and to be compatible with the community- serving retail and offices in the vicinity; 4) the project site includes attractive landscaping and site elements including a location for public art, street trees and light fixtures to create an attractive landscape palette for the site and create a pedestrian friendly environment on Golden Gate Drive and St. Patrick Way; 5) the residential development has been attractively designed Page 1 of7 ATTACHMENT 3 15rq,l~v and is compatible with the neighborhood in which it is located. and 6) the development has been designed to locate unsightly uses away from the adjacent future residential development. B. Pursuant to Section 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows: 1. The PD rezoning with amended Stage 1 Development Plan and the Stage 2 Development Plan for Windstar will be harmonious and compatible with existing and potential development in the surrounding area in that: 1) the land uses and site plan establish a residential development~ 2) the proposed Project is consistent with type of development, high-density residential, envisioned in the West Dublin BART Specific Plan and the Stage 1 Development Plan, as amended; 3) the Project site has been designed to reduce impacts on the future adjacent residential development (AMB development) and to be compatible with the community- serving retail and offices in the vicinity; 4) the Project site includes attractive landscaping and site elements including a location for public art, street trees and light fixtures to create an attractive landscape palette for the site and create a pedestrian friendly environment on Golden Gate Drive and St. Patrick Way; 5) the residential development has been attractively designed and is compatible with the neighborhood in which it is located; and 6) the development has been designed to locate unsightly uses away from the adjacent future residential development. 2. . The ProjeCt site is physically suitable for the type and intensity of the zoning district being proposed because: 1) the Project site will have a density of 84 units per' acre which is consistent with the General Plan land use category of High-Density Residential which permits 25.1 units or more per acre and the amended Residential land use designation of the West Dublin BART Specific Plan; 2) the proposed Project will include a High-Density Residential project which is consistent with the General Plan land use designation of High-Density Residential; 3) the Project site was previously developed, but is currently vacant; 4) the site is flat and accessible by Golden Gate Drive an existing street and the extension of St. Patrick Way, which will be constructed adjacent to the site; and 5) the site is near 1-580 and the future West Dublin BART station and is appropriately sited for infill high-density and transit- oriented development, and is therefore physically suitable for the type and intensity of the proposed Planned Development Zoning district. 3. The PD rezoning with amended Stage 1 Development Plan and the Stage 2 Development Plan will not adversely affect the health or safety of persons residing or working in the vicinity or be detrimental to the public health, safety and welfare because: the Project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures. 4. The PD rezoning with amended Stage 1 Development Plan and the Stage 2 Development Plan is consistent with the Dublin. General Plan and West Dublin BART Specific Plan because: 1) the proposed amendment to increase the number of residential dwellings on the site is consistent with the allowable General Plan High Density Residential uses and density,; 2) the proposed increase in the number of units permitted on the site is consistent with the goal of the West Dublin BART Sp~cific Plan which seeks to locate residential dwellings in close proximity to transit opportunities and jobs thereby creating a transit oriented development, and which envisions a high-density residential project on the Project site; and 3) the Windstar development includes an attractive development with a new building and landscapin.g which will promote visual interest of the site from the adjacent properties and the street and will promote a pedestrian friendly environment once the project is complete. Page 2 of7 \~vo2.~Z C. Pursuant to the California Environmental Quality Act, the City Council finds as follows: 1. Pursuant to the California Environmental Quality Act (CEQA), a Mitigated Negative Declaration has been adopted for the Project (Resolution 07-52) incorporated herein by reference). Section 3. ZONING MAP AMENDMENT. Pursuant to Chapter 8.32, Title. 8 of the City of Dublin Municipal Code, the Dublin Zoning Map is amended to rezone the following property ("the Property") to a PD-Planned Development district: 3.66::t net acres within Lot D of Parcel Map 4224 for PA 06-009 (APN 941-1500-046-01) located at 6600 Golden Gate Drive. A map of the rezoning area is shown below: Section 4. PLANNED DEVELOPMENT DISTRICT DEVELOPMENT PLANS The regulations for the use, development, improvement, and maintenance of the Project area are set forth in the Stage 1 Development Plan adopted through Ordinance 8-04 and as amended below, which amendments are hereby approved, and set forth in the Stage 2 Development Plan below, which is hereby approved. Any amendments to the Development Plans shall be in accordance with Section 8.32.080, Planned Development Zoning District, of the Dublin Municipal Code or its successors. PD-Planned Development Zoning District . Amended Stage 1 Development Plan and Stage 2 Development Plan Windstar (P A 06-009) This is an amended Stage 1 Development Plan and a Stage 2 Development Plan pursuant to Chapter 8.32, Planned Development Zoning District, of the Dublin Zoning Ordinance for the Windstar portion of 6600 Page 3 of7 11Ub 2~Z. Golden Gate Drive, consisting of 3.66 acres. The amended Stage 1 Development Plan and the Stage 2 Development Plan for the Windstar Project were processed concurrently. Amended Sta2e 1 DevelopmentPlan. The Stage 1 Development Plan is approved through Ordinance 8- 04, except as specified below. 1. Stage 1 Proposed Density and Maximum Number of Residential Dwellings. The Stage 1 Development Plan is amended to increase the allowable density on the site to 84 units per acre and allow a maximum of 309 units to be constructed. 2. Stage 1 Site Plan. The Stage 1 site plan is amended as shown below. 3. General Plan and Specific Plan Consistency. The Windstar Project includes an amendment to the West Dublin BART Specific Plan. The Development Plan as amended remains consistent with the West Dublin BART Specific Plan. Sta2e 2 Development Plan. Refer to the Project plans labeled as Exhibit B to this Ordinance, received by the Planning Division on October 26, 2007 and prepared by MVE Studio and The Guzzardo Partnership. 1. Statement of Compatibility with the Stage 1 Development Plan. An amended Stage 1 Development Plan was processed concurrently with the Stage 2 Developinent Plan, and approved as set forth earlier in this Ordinance. The Stage 2 Development Plan is consistent with the Stage 1 Development Plan as amended. 2. Statement of Proposed Uses. The uses for the site are as follows: Page 4 of7 \ ~ Ob "282- A. Permitted Uses Permitted uses for Windstar are as follows: Accessory Structures and Uses (as permitted for the R-M Zoning District in the Zoning Ordinance) Community Care Facility/Small Home Occupations (per Chapter 8.64 ofthe Dublin Zoning Ordinance) Multi-Family Dwelling Parking Garage Private Recreation Facility (for homeowner's association and/or tenant's use) including a pool, workout facility and clubhouse Small Family Daycare/Home All other uses which the Community Development Director deems similar to the above uses or uses permitted under the R-M Zoning District B. Conditional Uses Conditional uses for Windstar are as follows: Community Care Facility/Large Large Family Day Care Home All other uses which the Community Development Director deems similar to the above uses or uses permitted under the R-M Zoning District C. Temporary Uses Temporary Uses shall be and are as follows: Sales Office/Mode1 Home Complex Rental Office Temporary Construction Trailer All other uses determined by the Community Development Director to be temporary in nature and permitted by the Zoning Ordinance with a valid Temporary Use Permit 3. Stage 2 Site Plan. The Stage 2 Site Plan follows. Page 5 of7 lQf1, -Z~V 4. Density and Site Area. The density and site are for the Project site follows. Site Area: Density: Number of Units: Unit Types: :1:3.66 acres (net) 84 dwelling units per acre (net) 309 dwelling units One Bedroom: Two Bedroom: Three Bedroom: 207 units 87 units 15 units 5. ,Development Regulations. The development regulations for Windstar are shown below. Unless otherwise stated below, all development regulations in this Stage 2 Planned Development Zoning District are subject to the requirements of the R-M Zoning District. Lot Area: ::!::3.66 acres (net) Lot Dimensions: Lot Width: Lot Depth: Setbacks: 420 feet 355 feet 8 feet (minimum) 8'10 feet (minimum) 70 feet 35 feet along St. Patrick Way along Golden Gate Drive along St. Patrick Way along Golden Ga,te Drive along the west property line along the southern property line Hei ht Limits: Residential/Commercial Structures 6 stories 65 feet Page 6 of7 :;2D6b2$~ Required Parkin~:* Residential 411 spaces Guest Parking 68 spaces Total Parking provided 479 spaces 6. Site Plan and Architecture. See Project Plans labeled as Exhibit B to this Ordinance. 7. Preliminary Landscape Plan. See Project Plans labeled as Exhibit B to this Ordinance. Section 5. EFFECTIVE DATE AND POSTING OF ORDINANCE This Ordinance shall take effect and be in force thirty (30) days from and after the date of its passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin, on this _ day of by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:\P A#\2006\06-009 Windstar Condos - TMAP, SDR, PD\PD SDR Noy 2006\CC\CC Ordinance PD. DOC Page 7 of7 - -- ~ l ~ (;) = ~I~ "I 'j .. (( n'il. l) I U i rJl. ~i z = ~ ~ e!UJoJ!le) 'U!lqna lQ o~ ~ QI <( ii: ~o 11 e 01 OM::: 0 ~ I- "j_lI! ~ u.l -"-" i: QI = ~~ ~I~ oSt: .~ II.HIt .. .... > ~ --- .~ -is. i:S ~ 1~V8 U OJ U eseald / U!lqnO JsaM '" lQ 00 ~ '1: 'il"l' ~ .--u~ - ... I QI';; lQ .. I ~o Ii Ii , -.....{} N ="0 ~ ..1 ~ I Z ~ill;!&~'" g. ~ UO!JeJS U! 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PATRICK WAY - SCALE: NTS 30' R/W ~ i 24' i 3' ~ EVAE & PUE 12' 12' ~ TRAVEL LANE TRAVEL LANE Y a I ~ ~ m ~ ww Z~z w Q wl~ ~ V C7 2~ ~ 2~ 20' PARKING Z J ~ >i ~ w ~ 0 ~i ai I 2~ LANDSCAPE VARIES 2' TO 28' Y 3 \ Q 3 ~ ~ w o ~ ~ F Y U ~ Q m 2~ 16' ~ LANDSCAPE ~ BLDG PATI~ I 2~ C DRIVE ISLE 1 - scn~E: Nrs BLDG PATIO ::~Bkf ENGINEEft$URVEYON&IPNNERS 4780 CHABOi DAIVE GtEASANTON, C,1 94598 925/396-1700 925/J96-1799 (fAx) srREEr cROSS sECrioNs BKF p:2006705P OS12712007 . - ` 05-30147 N ~S I , I ~' ~" - ~ = C-0 Uevel~~r~en ~ 'Ic~~i S~+~r~ ttcl - F=:h Rzvi;or ~ WINDSCAR ~ ~ do ~~ ~~ ~~ St BLDG ~~~~~~~~~ b S/W 12' ~ i i 11.3' 7' 27' 20' ~ PLANTER RA VEL LANE - 1 NORTH & 1 SOUTH PARKING 18 ~w ~ i? ~ 20' LANDSCAPE w } EVAE & PUE Y ~ ~ w 2' OVER HANG z ~ W w ~ ~ ia m X U w ~a ~ o ~ EX ~ ~ BLDG BLDG ~ PATIO VARIES 2% _ EX GROUND 2% ~ 2~ D I NTERIM DRIVE ISLE 2 - SCALE NTS IMPROVEMENT BASED ON ENVIRONMENTAL SITE RAN FOR AMB DEVELOPMENT 6' 16' 12' 6' ~ ~ 7' 27' 20' S~W TRAVEL LANE LEFT TURN LANEPLANTE PLANTER TRAVEL LANE - 2 NORTH PARKWG i 18 zi 20~ LANDSCAPE J F EVAE & PUE Y w 2' OVER HANG ~I m \ \ ~ ~ ni ~ a U ~ w ~ ~ U ~ ~ 2% ~ 2~ 2% 2~ / t 1 FINAL DRIVE ISLE 2 SCALE: NTS BLDG PATIO ,--~ _ _ _ r ~ : ::~BKF ENGINEEN$URVEYON&IPNNERS 4]BO CNABOi DAIVE a~nsnN.a, cn sasee 925/796-7700 925/~96-7799 (iA%) STREET CROSS SECTIONS BKF q: ZWG70.52 - 0812712007 - - 05-30147 NTS ~~,~ ~, ~;~ ~a _~ GS Develo~r~en ~ 'ta~, >.e~r~~ttcl - F = :h Revls ~r ~ GN1hJ05"fAR ~ Y ~a ~~ ~~ ~~ S: /`RIGHT OF WAY /// ~__~ ._-. .._..{-_ .' _/~_~~_' _ _ - _' "_ ___. __. . . .____- ~~ " _ ~}-~ '~ --- -~--~-- T~- ~AZRICK W I BARRIER EKISTING FENCE .__ ~, ~ ~ (Tw) ~ ~~ '~ , ~ .~ --'.. _------_. __ i~ -~-t i i ///i ' ~i ~~ o~ xisTwc nc TO REMAIN o~ ~I ~I ' ul 3~ ~ .. __._ ~. --- R .' WRB ilE IN ~. ' '-~, EXISPNG CONCRETE '~. I : , LOADING D9CKS ~~. I E%IS11NG BW~DING ~ D C4 ExisnNC Fcncc ~ EvaE & PUE 7' ~ ~ ~ a=1' ~~ \ 0 . O W ~ e~9(`. ~0. ' N;o} ~f 4 N --~~~~~_~ '~"' ~ '~°"~ a ¢a _ _ - ~> _ _ ~ - . 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I ...J ct:i,~ i- I + C\j'o;c - Q .c '<t t'? ,,'l::::~ :::> - ~~j 'c Cl:i~""" Q :::> CO)<::~ ,,11-,1:"1 ,,~-,GI I Q ~ a I 0 i'f\ i'f\ ill I g - ~ i- "vlG 9-,11 "l:/1 G-,S "vlG b-,II ,,0-,9 .... ........ .............. ...... 0~lfb 2BZ- RESOLUTION NO. 30 - 04 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ********* APPROVING A WAIVER TO CHAPTER 8.68 OF THE DUBLIN MUNICIPAL CODE FOR A HOTEL, RESIDENTIAL, AND SMALL-SCALE COMMERCIAL PROJECT PROPOSED AT 6600GOLDEN GATE DRIVE (APN 941-1500-046) PA 03-033 WHEREAS, Ampelon Development Group, on behalf of the San Francisco Bay Area Rapid Transit District (BART), submitted a Stage I Planned Development application for a high-density residential, hotel, and small-scale commercial development located on 7.26-acres directly north of the . future West Dub1in/Pleasanton BART station at the terminus of Golden Gate Drive. The project proposes 210 high-density residential units, a ISO-room, 79,500 square foot hotel, and a 7,500 square foot small- scale commercial pad. The project application includes a request to amend the West Dublin BART Specific Plan; to zone the site as PD-P1anned Development, to approve a related Stage 1 Development Plan; and to approve a waiver to the City's Inclusionary Zoning requirement (hereafter the "Project") ; and WHEREAS, Chapter 8.68 of the Dublin Municipal Code requires all new residential development projects of 20 units or more designed and intended for permanent occupancy to construct 12.5% of the total number of dwelling units within the development as affordable units, except as otherwise provided by the chapter; and WHEREAS, the Applicant is requesting a waiver of the City's Inclusionary Zoning Regulations under Section 8.68.040.E for the Project, which states "The City Council, at its discretion, may waive, wholly or partially, the requirements of this ordinance and approve alternate methods of compliance with this chapter ifthe applicant demonstrates, and the City Council finds, that such alternate methods meet the purposes of this chapter; and WHEREAS, the City is party to an agreement with BART to contribute City tax revenues generated in Dublin from the Project to assist in payment of the debt service for the revenue bonds to be issued to fund construction of the BART station; and WHEREAS, proceeds from the proposed development project will provide a critical piece of the funding for the future West DublilllPleasanton BART station. By granting a waiver to the Inclusionary Zoning regulations, the development project will be more viable and profitable, and thereby increasing the funds available to construct the future BART station in a timely fashion. Once the West Dublin!Pleasanton BART station is under construction, property near the station and in Downtown Dublin will become viable for residential uses and new opportunities for affordable housing will be introduced to the community; and WHEREAS, although the project itself may not provide affordable housing units, through the development of the BART station, it will influence the development of future residential projects that will contain units affordable to a range of income categories. Staff finds that the approval of the waiver could jump start residential development in the area and eventually result in an increase in the production of affordable residential units, which is one of the purposes of the Inc1usionary Zoning regulations per Section 8.68.010.A of the ordinance. ATTACHMENT 4 5~U() 2S?- NOW, THEREFORE, BE IT RESOLVED THAT the Dublin City Council does hereby find that by allowing the project to waive its obligation to provide affordable housing, the City of Dublin's monetary contribution to the West Dublin/Pleasanton BART Station construction will cease sooner than would occur if the Project were subject to the Inclusionary Zoning Regulation requirements. BE IT FURTHER RESOL VEDTHA T if the waiver is granted, the project will be more profitable, it will enable the construction of the future West Dublin/Pleasanton BART Station (which will be a benefit to the Dublin community), and will indirectly support the construction of new residential projects in the vicinity of the new station that will contain affordable housing units, thereby meeting the purpose of Chapter 8.68 of the Dublin Municipal Code, including enhancing the public welfare and assuring that further housing development contributes to the attainment of the City's housing goals by increasing the production of residential units affordable by households of very-low-, low-, and moderate mcome. PASSED, APPROVED AND ADOPTED this 2nd day of March 2004. AYES: Counci1member McCormick, Oravetz, Zika, and Mayor Lockhart NOES: ' None' ABSENT: Councilmember Sbranti ABSTAIN: None K2/G/3-2-04/reso-BART-izo.doc (Item 6.1) G:\PA#\2003\03-033 West Dublin BART Apts-Hotel\CC Reso Addendum.DOC S56J) 2<g 2- AGENDA STATEMENT PLANNING COMMISSION STUDY SESSION DATE: February 13. 2007 SUBJECT: STUDY SESSION: PA 06-009: Windstar Condominiums - Stage 2 Planned Development Rezone and Site Development Review for Windstar Condominiums located at 6600 Golden Gate Drive. Report prepared by Erica Fraser, Senior Planner ATTACHMENTS: 1) Site Development Review Plans. 2) Rendering of adjacent AMB Project. 3) City Council Ordinance 8-04. 4) City Council Resolution 30-04. 5) Location Map. RECOM*,-~tJION: Receive presentation and provide comments. PROJEC~' ~~RIPTION: The proposed project is a 21O-unit condominium project located at 6600 Golden Gate Drive in the West Dublin BART Specific Plan area, The property is zoned Planned Development and has General Plan land use designations of High Density Residential, Retail/Office, and Public/Semi-Public. The project site is currently vacant. The purpose of tonight's Study Session is to discuss the proposed site layout, parking, landscape and design of the project. BACKGROUND: On December 19, 2000, the City Council adopted a Resolution approving the West Dublin BART Specific Plan which rezoned the plan area to encourage high-intensity mixed-use development. On February 24, 2004, the Planning Commission adopted a Resolution approving a 308-unit condominium project (the AMB development) located adjacent to the project site. The location of this project can be found on page 2 of Attachment 1 and the approved design of the project can be found in Attachment 2. On March 2, 2004, the City Council approved Resolution 29-04 adopting an addendum to a Negative Declaration to the Downtown Specific Plan and the Supplemental Environmental Impact Report for the West DublinIPleasanton BART Station and Transit Village Project for the Stage 1 Development Plan for this project. At the same meeting, the City Council also approved Resolution 30-04 which waived the requirements of the City's Inclusionary Zoning Regulations for the site (Attachment 3). On March 16, 2004, the City Council adopted Ordinance 8-04 (Attachment 4) amendment the West Dublin BART Specific Plan to increase the density on the site to allow up to 210 dwelling units. ------.--,.-.---_._-~--..'------...."..,.'...._..,.,.,.,---._........_~----------_..~-~'-"'---"'-"'-".'~'-'~----""'-~'-------------~--------..- COPIES TO: Applicant Property Owner File ITEM NO.: 1.1 Page 1 of9 G:\P A#\2006\06-Q09 Windstar Condos - TMAP, SDR, PD\Study Session\PC SS Agenda Statement.doc Attachment 5 5lP iSh 2<3"2- On February 21, 2006, the Community Development Director approved Tentative Parcel Map 8993 to . subdivide two properties, one of which is the subject oftonight's Study Session. West Dublin BART Specific Plan The project site is located within the West Dublin BART Specific Plan area, a planning area in the City's / downtown. This Specific Plan was adopted by the City of Dublin on December 19,2000, for the purpose of directing the land use, circulation, infrastructure and development for 71.40 acres of land located in the central portion of Dublin, west of the 1-680 freeway and north of the 1-'580 freeway. The West Dublin BART Specific Plan area allows for the development of a range of residential, commercial office, retail, employment and public/quasi-public uses. The West Dublin BART Specific Plan designates the project site as Residential. The Specific Plan land use designation permits a density of 30-58 units per acre. The West Dublin BART Specific Plan contains urban design guidelines and Streetscape Standards (landscape guidelines for projects within the Specific Plan Area). ANALYSIS: The Windstar West Dublin BART Condominium project is a high density residential project located in close proximity to the new West Dublin/Pleasanton BART station (see page 2 of Attachment I). A Stage 1 Planned Development Zoning was adopted by the City Council for the project site in March of 2004 and established the proposed density and maximum number of residential units (Attachment 4). The Stage 1 Development Plan adopted for the site allows a maximum of210 residl~ntial dwelling units to be constructed on the site. Stage 2 Planned Development Rezoning The Applicant has proposed a PD Planned Development District rezoning for the site. The existing zoning of the property is PD Planned Development Stage 1 Development Plan. Chapter 8.32 of the Dublin Zoning Ordinance establishes the intent, purpose and requirements of the Planned Development District. The intent of the Planned Development District is to create a more desirable use of the land, a more coherent and coordinated development, and a better physical environment that would otherwise not be achieved under a single zoning district or combination of zoning districts. A Development Plan is required pursuant to the Zoning Ordinance, which establishes regulations fi)r the use, development, improvement and maintenance of the property within the Planned Development Zoning District. The Zoning Ordinance also requires the adoption of both Stage 1 and Stage 2 Development Plans with the recla~sification of the property in question to the Planned Development Zoning District. The Applicant is requesting approval of a Stage 2 Development Plan for the specific development of the subject site at this time. The Stage 2 Development PlanlProject Plans for the project can be found in Attachment 1. The proposed Planned Development District Rezoning would implement and be consistent with the West Dublin BART Specific Plan, Stage 1 Development Plan and the Dublin General Plan by: . Providing a high profile transit-oriented development in the vicinity of the West Dublin BART station; 2of9 . Providing a high intensity residential development for households desiring a more ~lUft?v~:~ environment close to a transit station~ . Promoting the development of a state-of-the-art transit~oriented development on properties in close proximity to the West Dublin BART station to create a vital and visually distinctive district, both locally and regionally~ . Creating a development with an attractive design which 1S compatible with approved development in the plan area; . Encouraging the stimulus of the new BART station to increase economic vitality and overall activity within downtown Dublin; and . Creating a more pedestrian friendly environment within the West Dublin BART planning area to attract businesses and visitors. The property contains approximately 3.66 gross acres of land, and with the construction of 210 dwelling units, the density of the site will be 57 dwelling units per acre consistent with the Stage 1 Development Plan. This density is consistent with the density range of 30 to 58 units per acre permitted under the Specific Plan. The proposed density is also consistent with the General Plan land use designation of High-Density Residential which permits 25.1+ dwelling units per acre. Site Development Review The following information is a summary of the key components of the project associated with the Site Development Review. Site Plan The Project is bound by $1. Patrick Way to the north, a future hotel and retail development to the south, an internal roadway and future AMB residential development to the west and Golden Gate Drive to the east. Parking will be constructed on a subterranean parking level and several parking stalls are also proposed to be located adjacent to the internal roadways which will serve the development. The site plan can be found on page 11 of Attachment 1. A conceptual neighborhood plan which shows the relationship of the site to the surrounding neighborhood can be found on page 2 of Attachment 1. At the interior of the project, the buildings will wrap around a small courtyard which will feature a pool, walkways and landscaping. The building will be set back a minimum of 8 feet 10 inches from the property line on Golden Gate Drive (page 19 of Attachment 1 shows a cross section of this area) and 10 feet from the property line on St. Patrick Way (page 20 of Attachment 1). The building will be connected to the sidewalk by stairways and small stoops which lead to the first floor units on all of the building elevations. The building setback from the street and the pedestrian connections to the sidewalk is consistent with the recommended conditions in the Specific Plan" The project site is bordered by internal roadways on the west (which will serve this project as well as the future AMB project shown on Attachment 2) and the south side of the property. 30f9 FloorlUnit Plans: 6<6VfJ7- '8~ The Windstar project will have six unit types. The condominiums will vary with respect to size and number of bedrooms (See Table 1 below). Ta e : Brea own 0 BIts by Type No. of Unit size U nit Type No. of Units (net square Bedrooms foota2e) Unit 1 Junior , 1 12 616 Sq. Ft. Unit 1 1 125 840 Sa. Ft. Unit 2A 2 46 1,156 Sq. Ft. Unit 2B 2 10 1,260 Sq. Ft. Unit TH Townhome 2 6 1,607 SQ. Ft. Unit 3 3 11 1,350 SQ. Ft. bl 1 kd fU . Typical floor plans for the units can be found on pages 23-24 in Attachment 1. Access to a majority of the units will be from interior corridors. Access to each of the floors can be taken from stairways and elevators which are dispersed throughout the project. Access to the first floor units via small stairways or stoops, which will connect to the sidewalk, have also been provided. Trash enclosures are located on the subterranean parking level (page 10 of Attachment 1) and can be accessed by elevator or via garbage chutes which will be installed throughout the project. The trash and recycling bins will be temporarily relocated outside for pick-up and will be promptly returned to the enclosures following pick-up. Access and Circulation: Motorists can enter the parking garage from the internal roadway on the west side of the project. Reserved parking for residents will be located inside the parking garage. Residents and guests can also utilize open parking spaces on St. Patrick Way and on the internal roadways. Guests can also access reserved guest parking stalls inside the parking garage. Pedestrians can enter the development from several areas. On St. Patrick Way, a grand stairway has been included which provides access to the development. An enclosed lobby on the ground level has been provided for access on Golden Gate Drive and a small stairway has also been provided on the south elevation. From these entrances, a resident or guest can walk to a unit on Level 1 or walk to one of the staircases or elevators. In order to promote the pedestrian viability of the surrounding streets, the design of the building includes many pedestrian features to promote the use of Golden Gate Drive and St. Patrick Way. Along these streets, a sidewalk and landscaping has been provided to make the street a more pedestrian friendly environment as recommended by the West Dublin BART Specific Plan. Ground floor units with access to the streets on all of the elevations will encourage the use of the sidewalks. These units include an entry and a stoop or small stairway with a porch. Low landscape planters with shrubs and flowering plants are provided along the sidewalks next to the buildings. A double row of trees will be planted on St. Patrick Way and Golden Gate Drive. The low walls provide visual interest and the trees will provide shade for pedestrians walking in the area. A combination of lower architectural elements and attractive landscaping will promote a pedestrian friendly environment. 40f9 Parking: 5qDb~'!2. Section 8.76.080.B of the Zoning Ordinance requires one parking stall for everyone bedroom unit, two parking stalls for every two bedroom unit and one guest parking stall for every two dwelling units. The following table shows the required number of parking stalls for the residential development based on the number of units and the requirements of the Zoning Ordinance. Please also refer to Table 1 which provides a breakdown of the units by type. . a e : eqUlre ar IDe ta s Unit Type Zoning Ordinance No. of Units Required Requirement One Bedroom 1 stall per unit 137 137 Two Bedroom 2 stalls per unit 62 124 Three Bedroom 2 stalls per unit 11 22 . Guest Parking 1 stall for every 2 units 210 (total number of 105 units) Total Stalls Required 388 T bl 2 R . d P k' S II As shown in Table 2 above, a total of 388 parking stalls are required to be provided on the project site by the Zoning Ordinance. The following table shows the number of parking stalls proposed for this residential development. T bl 3 P d P k' a e . ropose ar 1D2 . Stall Type Required No. of Proposed No, of Difference Stalls Stalls Private 283 262 -21 Guest 105 95 -10 Total 388 357 -31 A total of 357 parking stalls will be provided for the residential development. A total of 43 parking stalls will be provided on the site on the internal roadways (off-street parking stalls) and 314 stalls will be located in the subterranean parking level. As shown in Table 3, the proposed number of parking stalls are 31 stalls less than what is required by the Zoning Ordinance. The Applicant has requested a 10% parking exception as allowed by Section 8.76.050.D of the Zoning Ordinance. Approval of the exception would reduce the required number of parking stalls to 349 (or a reduction of39 parking stalls). The Applicant is requesting that the number of required parking stalls be reduced to 357 (or a reduction of8%). The project will have several types of parking stalls. The parking stalls will include compact and regular sized parking stalls and ADA accessible parking stalls. Tandem parking stalls are also dispersed throughout the garage (86 total tandem stalls) and will be used for some of the two and three bedroom units, Tandem parking stalls are consistent with similar developments and these stalls have been provided in high densitytransit oriented developments in the Transit Center. . In conjunction with new projects in the Specific Plan area, the neighborhood will include sidewalks and pedestrian elements to create a walkable neighborhood. The West Dublin BART Station (construction is anticipated to begin this calendar year) will be located approximately 250 feet from this development. Additionally, the AMB development (adjacent to this property) will include office space and there are several office buildings located in the vicinity which may provide jobs for residents of this project. Several retail centers are also located in the area. The shopping center with Ross and Orchard Supply Hardware is located across St. Patrick Way (approximately 136 feet) and the Dublin Towne Center which 50f9 . . l4-0~ 2~2. has retail shops and restaurants is located less than .25 miles away. A WHEELS bus stop is also loca'te'd in close proximity to the site near the intersection of Dublin Boulevard and Golden Gate Drive. Due to the nature of this development and the close proximity to BART and office and retail uses it is likely that parking demand will be lower than what is typically found in remote residential developments. Additionally, a parking reduction was approved for the AMB project and parking reductions were approved for the approved residential developments that comprise the Transit Center adjacent to the existing Dublin/Pleasanton Station based on the information regarding parking demand for transit oriented developments which was included in the Transit Center EIR. In this case, based on site conditions, proximity of services and previous studies, Staff recommends that the parking reduction of 8% be granted. Architecture The architectural concept for the project is a modern, urban transit-oriented character with industrial influences to reflect the historical industrial use of the neighborhood. The proposed architectural design will complement the style of the modem urban buildings and landscaping which eventually will be constructed in the Specific Plan area. The massing, form and setbacks of the building are compatible with massing, form and setbacks of the residential portion of the AMB project (Attachment 2). Additionally. the building colors, roof type and window types are compatible with the design oftheadjacent AMB residential project. Building colors and materials can be found on page 21 and 22 in Attachment 2. The buildings will have a c.ombination of brick and stucco materials on the building walls to replicate the materials commonly found on industrial buildings. The two building materials will break up the massing of the buildings and will promote visual interest by staggering the use of these materials. Additionally. the building will have several colors which will be painted on the stucco portion of the project. These colors will be used to provide additional interest on the elevations. Each building elevation will feature several forms which gives the building the appearance that it was formed by several industrial buildings or a project which is the redevelopment of a former industrial site. This detail promotes architectural interest on each of the sides of the building by creating a building with a variety of details, Additionally, the design breaks up the massing of the building by creating several sections which vary in width and height. The roof on the building will be flat and will feature two different types of eaves. Details on the three different eave types are provided on page 22 of Attachment 1. While the City typically strives to limit the use of flat roofs, in this case, the flat roof design is compatible with the industrial character of the building. A pitched roof of this building would be out of character with the rectilinear design of the project and would not be compatible with typical industrial design elements. As designed, the top of the building will not have a flat appearance due to the varying heights of each of the building forms. Two types of eaves will also promote interest of the tope of the building. While Staff likes the concept of Eave 1, Staff has concerns regarding the placement ofthis eave. By lowering the eave below the top of the roof, the top of the roof is unarticulated. In this case, Staff recommends that this eave be raised so that it is located at the top of the roof. The windows on the project will have reveals and will be recessed from the building wall by 3 inches (see window details on page 22 of Attachment 1). By recessing the windows, shadows will be cast around the windows which will give more definition to the building. Additionally, by creating shadow lines throughout the project, the building will have more visual interest. The use of reveals on the windows is also consistent with older industrial building and will provide a unique element on the elevations. 60f9 On St. Patrick Way, a visible break between the left and right side of the elevation is ViSibl: J~~~ 2..- has been provided for access into the site and the left and right side are connected by a brick overhang. The left and right side vary with respect to the overall design; however, the buildings have complimentary forms and materials. Rectilinear forms and metal awnings have been provided throughout the elevations which relate to typical industrial buildings. Porches and balconies are provided throughout this elevation. On Golden Gate Drive, the building extends from one side to the other without a break. This elevation features several distinct forms and appears as though it is made up of several buildings. On the right side of the elevation, the first floor units can be accessed via a short stairway which will lead up to a small patio and an entrance to the units. Balconies and small porches have also been provided on this elevation. The site layout and architectural design of this project is consistent with the urban lifestyle and character of mixed uses planned for in the West Dublin BART Specific Plan area. The proposed design of the building will be a unique addition to the City and will be compatible with the historic industrial uses of the Specific Plan area. Landscaping: A conceptual landscape plan can be found on page 8 of Attachment 1. Street trees will be provided along St. Patrick Way and Golden Gate Drive which are consistent with the City's Streetscape Master Plan. Accent trees will also be planted at the back of sidewalk (where the sidewalk and property meet). Shrubs and flowering plants will be planted in low planters on all elevations which will provide an attractive pedestrian element. A trellis with vines will be constructed above the first floor on the St. Patrick Way and Golden Gate Drive elevations. This trellis will provide an interesting element on the building and the landscape material provides an interesting contrast between the rectilinear form of the building and the undefined form of the greenery. The low walls provide visual interest and the trees will provide shade for pedestrians walking in the area. A combination of lower ~chitectural elements and attractive landscaping will promote a pedestrian friendly environment. A water feature will be constructed on the corner of St. Patrick Way and Dublin Boulevard to provide a unique project gateway feature. Internal landscaping will also be provided near the pool and in the courtyards and along the internal roadways. 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 consistent with a specific plan when environmental review of the plan has been adopted from further environmental review. Additionally, the Project is within the scope of the Negative Declaration for the Downtown Specific Plans (which includes the West. Dublin BART Specific Plan area) and the Addendum to the Negative Declaration approved by the City Council on March 2, 2004. CONCLUSION: The Applicant is requesting approval of a 21O-condominium project which falls within the number of units permitted by the Stage I Development Plan and the West Dublin BART Specific Plan. The 70f9 . f.p ~ Th '2f5 2- residential project is a high intensity transit oriented development which will take advantage of the Mure West Dublin/Pleasanton BART Station and the proximity of services in the area. The proposed development will have a modern design with industrial influences which will be attractive, will promote a pedestrian friendly environment and will be compatible with approved and future development in the area, The site layout and design ofthe development is compatible with the West Dublin BART Specific Plan. Staff is asking for feedback from the Planning Commission on the following: . Is the proposed request for an 8% parking reduction appropriate for the project? . Is the design of Eave 1 compatible with the design of the building? RECOMMENDATION: Staff recommends that the Planning Commission provide Staff and the Applicant with direction/comments on the proposed Windstar residential development and provide feedback to Staff on the questions in the above section. 80f9 GENERAL INFORMATION: ~3Vb -Z~2. APPLICANT: Windstar Communities 11149 North Torrey Pines #250 La Jolla, CA 92037 PROPERTY OWNER: Same LOCATION: 6600 Golden Gate Drive ASSESSORS PARCEL NUMBER: 941-1500-046 GENERAL PLAN DESIGNATION: High-Density Residential SPECIFIC PLAN AREA: West Dublin BART EXISTING LAND USE: Vacant SURROUNDING USES: Location Zoning General Plan Land Use Current Use of Property Site PD (Planned High-Density Vacant Development) Residential North PD (Planned Retail/Office Shopping Center Development) South 0 PD (Planned Retail/Office Vacant Development) East PD (Planned RetaiVOffice Industrial and Development) Automotive Repairs West PD (Planned Mixed Use R VX International Development) Warehouse (AMB project approved on this site) 90f9