HomeMy WebLinkAboutItem 8.1 BldgHeights
CITY CLERK
File # D[!l][g][Q]-[g][Q]
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: April 3, 2001
SUBJECT:
Building Heights in the Proposed Transit Center Project (Arnold
Drive, I-580, Iron Horse Trail and Dublin Blvd.) and amendments of
Resolution 75-00 initiating a General Plan and Specific Plan
Amendment for the Transit Center.
Report Prepared by: Eddie Peabody Jr., Community
Development Director
ATTACHMENTS:
1. Land Use Plan Map
2. Height Limit/F.A.R. Chart - Major Projects
3. Photo Montages by City Consultant
4. Photo Montages by KMD Architects
5. Architectural Renderings
6. Photo Montages of Options 1, 2, and 3
7. East Dublin, Santa Rita area existing and proposed land uses
8. Resolution 75-00, Adopted May 16, 2000
9. Draft Resolution amending Resolution 75-00 to limit scope of
General Plan and Specific Plan Amendment
RECOMMENDATION: /'I I. r/"'l. Review height limit options.
t' ~ I 2. Give direction as to preferred height recommendations and adopt
. resolution (Attachment 9) if appropriate.
FINANCIAL STATEMENT:
None at this time.
BACKGROUND:
Project Description
On May 16, 2000 the City Council adopted Resolution 75-00, initiating a General Plan, Specific Plan
amendment study for a 91 acre site which would be a mixed use, pedestrian oriented project, called the
Dublin Transit Center. The proposed project is located adjacent to the existing East Dublin-Pleasanton
BART Station. The proposal calls for removal of the existing BART surface parking lots and
constructing high intensity land uses on the 91-acre site. The majority of the site is within a 1/4 mile of
the existing BART station (1/4 mile is considered a comfortable walking distance for a majority of people,
COPIES TO: ACSP A, SUD Microsystems, Oracle
ITEM No.--'1.1
g: agenda/200 l/Trancenhgtsssr
approximately 10-minutes). The proposed project consists of2- million sq. ft. of office space, 180,000 sq.
ft. hotel, 1,500 high density residential units, 70,000 sq. ft. of retail/commercial, and a new 1,700-parking
space, BART parking garage. The intent of the project is to create a high intensity, mixed use transit
village development that provides housing, services, and employment opportunities in a configuration that
facilitates pedestrian and transit access. The proposed office uses would be located on the sites located to
the east of the BART station (as shown on Attachment 1 and Attachment 7) with a proposed maximum
height of 10-12 stories. The proposed high-density residential uses would be located to the west of the
proposed office sites (see Attachment 1). The street system is intended to be a pedestrian friendly
environment, which would utilize major streets for pedestrian access, as well as pedestrian only access
through major building sites. The streetscape is designed to be urban in nature with buildings fronting on
street and design elements reduced to the human scale such as entries. Off street parking would be
visually de-emphasized and located along north/south streets in parking structures.
Project History
The project was initiated in May of2000. The City Council at its March 6, 2001 meeting has directed that
the Transit Center project and allied development proposals for Sun Microsystems, Oracle and the
residential areas be deferred until additional staff can be hired to process these projects (anticipated delay
of 4-6 months).
The Alameda County Surplus Property Authority (ACSP A) and the two major office developers have
requested City Council clarification of the scope of the General Plan and Specific Plan study with respect
to acceptable height limits within the Study Area. Preliminary proposals call for the office and hotel
components of the project to be in excess of six stories. The floor area ratios (F.A.R.= the ratio of
building square footage to square footage of land) for these new transit center projects are proposed to be
between 1.1 to 3.2 F.A.R. in comparison with other office projects east of Arnold Drive that range from.3
to .65 F.A.R. (see Attachment 2 for details).
Policy Background
Under the current regulations contained within the General Plan, various Specific Plans, and Zoning
Districts, the subject of height is dealt with differently in each area of the City. (Included below is a table
illustrating the different height limits throughout the City)
Downtown West Eastern C-l C-2 C-O
S.P. BART Dublin Zoning Zoning Zoning
S.P. S.P. District District District
Height 6-stories 8-stories 6-stories 35-feet 45-feet 35-feet
Limits: (or 75 feet)
In addition to regulating the height of structures, the Eastern Dublin Specific Plan identifies scenic
corridors and contains policies to protect those scenic resources. The Eastern Dublin Specific Plan
designates the 1-580 corridor as a scenic corridor. The Plan states that views of the ridgelines should not
be obstructed for more than 50% of the developed frontages. The policies also state that views should be
maintained by balancing building heights and setbacks to allow views over buildings, by clustering
buildings to allow views over or through the developments or by siting parking to preserve views to the
hills (standard 1.2 of the East Dublin Scenic Corridor Policies and Standards). Although the East Dublin
Scenic Corridor Policies and Standards do not apply to the ACSP A's parcel, these policies can be used as
a reference or guide if the City Council determines it is appropriate.
2
VISUAL ANALYSIS
Backf;!round
To provide the City Council some context as it relates to height included below are the heights of
surrounding office development projects:
Pro 'ect Name
Commerce One
Sybase
Micro Dental
Emerald Pointe
Cisco
Number 0 Stories
6
6
6
4
3 and 5
Entitlements
A roved
A roved
A roved
A roved
Pro osed
Visual Simulations
Three different types of visual simulations were prepared for this analysis: (1) photo montages prepared
for the City by a visual consultant (Attachment 3); (2) photo montages prepared by KMD Architects
(architects for Sun Microsystems) (Attachment 4); and (3) architectural rendering prepared by the
Architect for the Transit Center (Attachment 5). In addition to these visual simulations being conducted
from off-site views, renderings from several locations within the proposed Transit Center are included as
Attachment 5. These renderings are intended to provide the feel to a pedestrian walking through the
proposed development.
The photomontages consisting of Attachment 3 were taken from the following vantage points:
1. Dublin: looking -east from Iron Horse Trail- Attachment 3a
2. Dublin: looking west from 1580- Attachment 3b
3. Dublin: looking north from BART platform- Attachment 3c
The photomontages consisting of Attachment 4 were taken from the following vantage points:
1. Pleasanton: looking north-east from Johnson Road- Attachment 4a
2. Dublin: looking east from Dougherty Road overpass- Attachment 4b
3. Dublin: looking south west from Hacienda Drive- Attachment 4c
4. Dublin: looking south west from Summerglen and Aspen- Attachment 4d
5. Pleasanton: looking north-east from Inglewood and Helpert - Attachment 4e
6. Pleasanton: looking north west from Genoveio Drive- Attachment 4[
7. Dublin: looking north west from Hacienda Drive overpass- Attachment 4g
8. Dublin: looking east from the corner of Dublin and Scarlett- Attachment 4h
9. Dublin: looking south east from Spruce and Penn- Attachment 4i
Views and Vistas
Throughout the Tri-valley, panoramic views of the Mt. Diablo Range are available from many locations.
From the higher elevations of the ridges, views look out over the valley where the predominant view is of
suburban development. The focus of the visual analysis is on public viewpoints. Very little of the site is
visible from within Dublin or Pleasanton commercial or residential neighborhoods (as evidenced by the
photomontages in Attachment 4). Viewpoints discussed below, were selected because of the resulting
visual impacts as demonstrated by the attached photo montages (Attachments 3 and 4). Additionally, these
3
viewpoints are places that are accessible to a large number of people. The key public viewpoints that have
visibility to the project are: 1-580, Iron Horse Trail, the East Dublin BART station platform, the Dougherty
Road Overpass, and Dublin Boulevard, just west of the project area.
1-580
Along the westbound portion of 1-580 fronting the project site, motorists have background views of the
ridgelands and Mount Diablo and middleground views of the BART station, power poles and wires and
vacant land. Attachment 3b shows the existing view of the project site from 1-580 looking west. It should
be noted the view would be of a very limited duration (less than 15 seconds) because of the limited
frontage along 1580 (approximately 1,500 feet). The existing BART station obstructs views along
eastbound 1-580 due to the height of platform above the travel lanes.
Iron Horse Trail
The Iron Horse Trail right-of-way defines the westerly boundary of the development plan area. 'Currently,
the right-of-way is undeveloped. Construction of the Iron Horse Trail extension is anticipated for
completion in early 2002. Existing views from the trail right-of-way include vacant land and power poles
and wires in the foreground and middle ground, and the BART station, shopping center and Diablo Range
in the background. Attachment 3a shows the existing view of the project site from the Iron Horse Trail
right-of-way. As depicted in Attachment 3a, Iron Horse Trail users would see high-density residential
development as they pass Site A. The residential development would replace the panoramic view of the
ridgelands with a reduced view of them. Building development along the trail would create a sense of
enclosure, which is typical of what currently exists north of the project site.
East Dublin-Pleasanton BART Station Platform
The westbound train platform of the BART station looks out over the Transit Center area. Views of
Mount Diablo and the Diablo Range in the background, the BART station and parking lot in the
middleground and the westbound lanes of 1580 in the foreground. Attachment 3c shows the existing view
of the project site from the BART station platform. In Attachment 3c, most of the existing view of Mount
Diablo, from the BART station platform, would be blocked. Only the ridgetop portion of Mount Diablo
would remain visible from this viewpoint.
Dougherty Road Overpass
The Dougherty Road overpass serves as gateway into the southern portion of the City. The views of the
project area are visible from this vantage point due to the height of the overpass. Existing views include
industrial land uses in the foreground and the ridges in the background. The views of the project site
would be limited in nature. The views to the project would be from southbound Dougherty Rd, from
approximately Dublin Blvd. to 1580. Some of the peripheral views of the Mt. Diablo foothills would be
partially blocked. Attachment 4b shows the proposed views from this vantage point.
Dublin Boulevard
This portion of Dublin Blvd serves as a gateway from the central portion of the City into Eastern Dublin.
Existing views include the existing office development in the foreground, the BART station parking lots,
power poles and wires and vacant land. Views that would be obstructed as a result of the development
would be the eastern most Mt.. Diablo foothills. The views of these foothills form the horizon and the
resulting view impacts would be negligible, due to the distance of the hills in background. Attachment 4h
shows the proposed views from this vantage point.
4
VISUAL IMPACT ANALYSIS
As a result of the proposed 10 and 12 story development visibility of the ridgelands and/or Mount Diablo
from the key public viewpoints would be reduced, but would not be completely eliminated. The majority
of the proposed development would be readily visible to the general public from 1-580, the Iron Horse
Trail and the BART station platform. The project however would not be readily visible from within a
majority of residential neighborhoods of Dublin or Pleasanton, as demonstrated by the photomontages in
Attachment 4. As a result of the project the one visual impact that is anticipated is the degradation of
ridge land views, including Mount Diablo, from the key public viewpoints (shown on Attachment 3).
Illustrated below are several options for allowable height limits for the City Council to consider with the
text of the options are listed below (see Attachment 6):
Option 1: 10 to 12 Story Height Limit (Proposed Project as illustrated in Attachment 6a -view
8b)
This option would provide a height limit as proposed and would adopt a standard height limit throughout
the project area.
Pro and Cons of Option 1
Pros:
1. Allowing the maximum height limit would maximize the development potential adjacent to an
existing BART station, on an in-fill site with close proximity to jobs, freeways, and infrastructure.
2. Allowing the maximum development would support transit-oriented development which would
decrease reliance on the automobile.
3. Allowing the maximum height limit would concentrate development on a site thereby leaving
opportunities for public open space (i.e., plazas, walkways, etc.); provisions for pedestrian access, as
well as opportunities for visual access.
Cons:
1. The project would result in a substantial change from the existing development pattern in Dublin and
other Tri-Valley cities.
2. The project would result in changes to the existing views from Dougherty Road overpass, the BART
station platform, the Iron Horse Trail, and Dublin Blvd.
Option 2:
Transitional Height Limit (12 to 8 to 6 stories) Attachment 6b -view 8a)
This option would reduce the maximum heights proposed by concentrating 10-12 story buildings to the
south closest to the freeway and the BART station; providing a transition in height, from 10-12 on the
south, to 8 stories in the center and closest to Dublin Blvd.; and would maintain a 6 story residential
height limit for the ~esidential areas proposed west of Iron Horse Parkway. This option would provide a
transition in height from south to north, with the tallest buildings on the south.
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Exhibit 4
LAND USE PLAN
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ATTACHMENT
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TRANSIT CENTER HEIGHT LIMITS & FAR AS OF 3/1/01
Projects East Acreage Square Ft. # of Bldgs/height FAR
of Arnold to
Hacienda Dr.
Sybase 34.6 420,000 2 bldgs/6stories .28
Commerce One 27.4 780,000 4 bldgs/6stories .64
Cisco 30 855,810 4 bldgs & 2 parking .65
structures / 2-5
Stories & 2-3
Stories
Emerald Pointe 19.7 428,000 3 bldgs /1-4 story & .49
2-3 Stories
Micro Dental 11.47 250,000 2 bldgs / 4 stories .50
Projects West Acreage Square Ft. #of FAR
of Arnold to Bldgs/height
Hacienda Dr.
Oracle 11.7 830,000 3 Bldgs /10-12 1.1
Stories
Sun 11.9 750,000 4 Bldgs 16 -10 1.0
Microsystems Stories
Proposed 2.50 360,000 2 bldgs. / 9 3.2
Hotel! Office stories
Residential 24.4 4 Stories NA
Bart Garage 2.8 107,400 1 bldg / 5 Story NA
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EMERALD PARK ~
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TO
RESOLUTION NO. 75 - 00
1\ RESOLUTION OF'THE CITY COUNCIL OF THE CITY OF DUBLIN
*********
30 b{5:J1
INITIATING A GENERAL PLAN AMENDMENT STUDY FOR PROPERTY
OWNED BY THE ALAMEDA COUNTY SURPLUS PROPERTY AUTHORITY
WHEREAS, a General Plan Amendment Study has been requested by Stuart Cook on behalf of
the Alameda County Surplus Property Authority for 91 acres located generally between Arnold Drive,
Dublin Boulevard, the former Union Pacific Raili-oad Right of Way and 1-580, The predominate land use
designations proposed for this area are General Commercial and High Density Residential uses; and
WHEREfAS, the applicant will be required to pay all processing costs associated for the General
Plan Amendment and Specific Plan Amendments Study; and
. WHEREAS, additional entitlements incluaing an East Dublin Specific Plan Amendment, Rezoning,
and other associated permits will need to be processed before development can occur; and
WHEREAS, Section 65358(a) of the State of California Government Code states that an
amendment to the General Plan shall be in a manner specified by the legislative body; and
WHEREAS, the initiation request has been reviewed in accordance with the provisions of the
California Environmental Quality Act (CEQA) and was found to be Categorically Exempt under Section
15306, Class 6 of the State CEQA Guidelines; and
WHEREAS, the staff report submitted one recommendation that the City Council initiate a
, General Plan Amendment Study for the Alameda County Surplus Property Authority properties; and
WHEREAS, the City Council did hear and consider all such reports, recommendations and
testimony herein above set forth and is in support of a General Plan Amendment Study to determine the
appropriate land use and General Plan designation for the property before making a decision as to the
merits of requested specific entitlements,
NOW THEREFORE, BE IT RESOLVED THAT the Dublin City Council does hereby initiate a
General Plan Amendment Study for the Dublin Land Company properties with the direction that the
applicant prepare general plan designation proposals for all ofthe area located at Arnold Drive on the east,
Dublin Boulevard on the north, the Union Pacific Railroad Right of Way on the west and 1-580 on the
south, as well as appropriate amendments to the Eastern Dublin Specific Plan,
PASSED, APPROVED, AND ADOPTED BY the City Council of the City of Dublin, on this 16th
day of May, 2000 by the following votes:
AYES:
NOES:
ABSENT:
Councilmembers Howard, McCormick, Zika, Vice Mayor Lockhart and Mayor Houston
None
None
ATTEST:
~
ABSTAIN: None
it
K2 /G/5-16-00/reso-alaco~gpa,
AUACHMENT B
31 ~ B/
RESOLUTION NO. xx-01
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
AMENDING RESOLUTION 75-00, LIMITING THE SCOPE OF THE GENERAL PLAN AND
SPECIFIC PLAN AMENDMENT STUDY FOR THE 91 ACRE PROPERTY OWNED BY THE
ALAMEDA COUNTY SURPLUS PROPERTY AUTHORITY
WHEREAS, the City Council voted to authorize a General Plan Amendment Study for 91 acres
located generally between Arnold Drive, Dublin Boulevard, the former Union Pacific Railroad Right of
Way and 1-580; and
WHEREAS, Section 65358(a) of the State of California Government Code states that an amendment
to the General Plan shall be in a manner specified by the legislative body; and
WHEREAS the staff report submitted a recommendation that the height limit for study should be 8
stories on the northern most sites fronting Dublin Blvd, (Sites E-l, E-2 and F as shown on Attachment 7
to the Agenda Statement for April 3, 2001) to maintain greater visibility of the ridgelands. Staff also
recommended that the height limit for study should be 10-12 stories on sites located closer to the BART
station (Sites C, D-l, and D-2); and
WHEREAS, the City Council did hear and consider all such reports, recommendations and
testimony herein above set forth to determine the appropriate land use and General Plan designation to be
studied for the property,
NOW THEREFORE, BE IT RESOLVED THAT the Dublin City Council does amend Resolution
75-00 to clarify that its authorization to study land uses (as initiated by General Plan Amendment Study,
Resolution 75-00) does not include uses which will result in heights which will exceed 8-stories on the
northern most sites fronting Dublin Blvd. (Sites E-l, E-2 and F as shown on Attachment 7) and 10-12
stories on sites located closer to the BART station (Sites C, D-l, and D-2) for the 91-acres located
generally between Arnold Drive, Dublin Boulevard, the former Union Pacific Railroad Right of Way and
1-580 owned by Alameda County Surplus Property Authority.
PASSED, APPROVED AND ADOPTED this 3rd day of April, 2001.
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
G:\Transit Center Graphics\transit center ht Imits reso 3-26-01 ,doc
.AITACHMENT 9