HomeMy WebLinkAboutItem 8.1 Windstar SP Amendment
CITY CLERK
File # D~[l][QJ-~~
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: August 5, 2008
SUBJECT:
A TT ACHMENTS:
4)
..., _~ 5)
RECOMMENDATION: \~.. 1)
\ ') 2)
~\3" 3)
FINANCIAL STATEMENT:
None.
DESCRIPTION:
P A 06-009 Windstar: Request to initiate a West Dublin BART
Specific Plan Amendment Study to increase the number of hotel
rooms permitted on the Windstar property located at 6700 Golden
Gate Drive, (APN 941-1500-046-03).
Report prepared by Erica Fraser, Senior Planner
1)
Resolution denying initiation ofa West Dublin BART
Specific Plan Amendment Study.
Resolution authorizing initiation of a West Dublin BART
Specific Plan Amendment Study.
Ordinance 8-04 Amending the West Dublin BART Specific
Plan and Rezoning 6600 Golden Gate Drive.
Letter from the Applicant requesting a density change.
West Dublin BART Specific Plan Land Use Plan.
2)
3)
Receive Staff presentation;
Receive comments from Applicant and the public; and
Adopt Resolution denying the West Dublin BART Specific
Plan Amendment Study request (Attachment 1);
Q!:
Adopt Resolution approving the West Dublin BART
Specific Plan Amendment Study request (Attachment 2).
Windstar has proposed a 240-room hotel with 25,000 square feet of retail space on a 3.6-acre vacant site
located at 6700 Golden Gate Drive in the West Dublin BART Specific Plan area. The property has a
General Plan land use designation of RetaillOffice and a Specific Plan designation of Lodging (2.43 acres)
and Commercial B (1.16 acres). Because the West Dublin Specific Plan limits the maximum number of
hotel rooms permitted on the site to 150, the Applicant is requesting a Specific Plan Amendment to
increase the total number of hotel rooms permitted. The 1. 16-acre portion of the property designated as
Commercial B allows retail square footage with an FAR (Floor Area Ratio) of 1.0 which is consistent
-------------------------------------------------------------------------------------------------------------
COpy TO: Applicant/Property Owner
File
In House Distribution
ITEM NO.
i. I
Page 1 of 4
G:\PA#\2006\06-009 Windstar Condos - TMAP, SDR, PD\Hotel SPA Initiation\CCSR Initiate SPA 8.508.doc
with the request to increase the retail square footage of the site. The Stage 1 Development Plan, however,
will need to be amended to allow an increase in the allowable retail square footage for the site.
I
!
i
\'. =~43011'
\ '.........J:l'\,
: \"S"~'''';I'''~I
Background
On December 19, 2000, the City Council adopted a Resolution approving the West Dublin BART
Specific Plan which re-designated the plan area to encourage high-intensity mixed-use development near
the future West Dublin BART station.
On March 2, 2004, the City Council ';lpproved Resolution 29-04 adopting an addendum to a Negative
Declaration to the Downtown Specific Plan and the Supplemental Environmental Impact Report for the
West DublinlPleasanton BART Station and the 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 Windstar site.
On March 16,2004, the City Council adopted Ordinance 8-04 (Attachment 3) amending the West Dublin
BART Specific Plan to increase the density on the Windstar site to allow up to 210 dwelling units. (an
increase from 160 dwelling units, originally permitted by the West Dublin BART Specific Plan) and
rezoning the property to allow the residential development, a ISO-room hotel and retail commercial
development. The Amendment decreased the number of hotel rooms allowed on the site from 240 to 150
rooms.
On December 2007, the Windstar Condominium project was approved by the City Council (Ordinance
24-07) to develop 309 residential units on the 3.66-acre vacant parcel located at 6600 Golden Gate Drive
(north of the Windstar hotel site). The project included an amendment to the West Dublin BART Specific
Plan to increase the total number of units permitted for the PO and a Stage 2 Development Plan for the
Windstar development.
On July 17, 2008, the Applicant submitted a letter requesting a Specific Plan Amendment to allow 240
hotel rooms and 24,000 square feet of office on the site.
Page 2 of 4
ANALYSIS:
The project site is located within the West Dublin BART Specific Plan area (please see Attachment 5 for
location map). 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 I-680 freeway and north of the I-580 freeway. The
West Dublin BART Specific Plan area allows for the development of a range of residential, commercial
office, retail, employment and public/semi-public uses.
The General Plan designation for the site is Retail Office and the Specific Plan Land Use for the site is
Lodging and Commercial B. The West Dublin BART Specific Plan limits the total number of hotel
rooms to 396 rooms for the entire Specific Plan area (246 hotel rooms currently exist within the Specific
Plan area at the Radisson Hotel).
The Applicant has requested an increase in the number of hotel rooms allowed at this site due to the high
cost of construction/fees. The Applicant estimates that an increase in the number of rooms permitted on
the site would allow development of a hotel to be economically feasible. In order to allow the proposed
increase, the Lodging land use category must be amended to allow up to a total of 486 hotel rooms in the
Specific Plan area (for an increase of90 hotel rooms).
The 2006/2007 City Council Goals and Objectives includes the preparation of a Comprehensive
Downtown Specific Plan, which combines the Downtown Core, Dublin Downtown, Village Parkway,
West Dublin BART and San Ramon Specific Plans into one Specific Plan, as a high priority goal.
Currently, Staff and the consultant (RBF Consulting) are preparing the new Downtown Specific Plan.
Staff anticipates a draft of the Plan to be available in spring 2009.
Since the City is in the process of preparing a Comprehensive Downtown Specific Plan, the allowance to
Study this particular project, at this time, could limit other potential land uses in the surrounding area due
to the potential traffic impact of the project. By including this proposal as a part of the Comprehensive
Downtown Specific Plan, the proposed increase in the number of hotel rooms could be reviewed as a part
of the comprehensive land use plan for the downtown planning area.
The Applicant is requesting that the City Council authorize the proposed amendment at this time in order
to allow the Applicant to procure a hotel developer for this site which is anticipated to occur prior to
completion of the Comprehensive Specific Plan.
CONCLUSION:
lfthe City Council authorizes a West Dublin BART Specific Plan Amendment for the property at 6700
Golden Gate Drive, Staffwill:
. Begin processing the project application and analyze the specifics of how the increase in the
number of units on the site will impact traffic and circulation in the Specific Plan area once the
Applicant applies for the required entitlements; and
. Study the proposed additional hotel room land use plan and circulation routes.
Page 3 of 4
RECOMMENDATION:
Staff recommends that the City Council: 1) Receive Staff presentation; 2) Receive comments from
Applicant and the public; and 3) Adopt Resolution denying the West Dublin BART Specific Plan
Amendment Study request (Attachment 1); or Adopt Resolution approving the West Dublin BART
Specific Plan Amendment Study request (Attachment 2).
Page 4 of 4
RESOLUTION NO. XX - 08
1;;( f'
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*********
DENYING THE INITIATION OF A WEST DUBLIN BART SPECIFIC PLAN AMENDMENT
STUDY FOR THE WINDS TAR HOTEL LOCATED AT 6700 GOLDEN GATE DRIVE
(APN 941-1500-046-03)
WHEREAS, Mr. Eric Heffner, on behalf of Windstar, has submitted requested a West Dublin
BART Specific Plan Amendment to increase the number of hotel rooms and the retail square footage
on this site; and
WHEREAS, Mr. Eric Heffner, on behalf of Windstar, has submitted requested a West Dublin
BART Specific Plan Amendment to increase the number of hotel rooms in the Specific Plan Area; and
WHEREAS, the project site has a General Plan land use designation of Retail/Office which
permits hotel and retail uses and therefore, the request is consistent with the General Plan land use
designation; and
WHEREAS, on March 16, 2004, the City Council adopted Ordinance 8-04 amending the West
Dublin BART Specific Plan and rezoning the parcel located at 6700 Golden Gate Drive to Planned
Development with a related Stage 1 Development Plan for the construction of 150 hotel rooms and
7,500 square feet of retail and a residential project; and
WHEREAS, the Applicant has requested an increase in the number of hotel rooms that is
permitted for this property under the West Dublin BART Specific Plan from 150 hotel rooms to 240
hotel rooms and also proposes to increase the retail square footage on the site from 7,500 square feet
to 25,000 square feet (does not require an amendment to the Specific Plan); and
WHEREAS, in order to consider the Windstar project on a portion of the parcel, as proposed by
the Applicant, an amendment to the West Dublin BART Specific Plan Amendment would be required
to change the maximum permitted hotel rooms in the Lodging land use category from 396 rooms to
486 rooms; and
WHEREAS, additional entitlements including a Stage 1 amendment, Stage II Planned
Development re-zoning, Site Development Review and other associated permits would need to be
processed before development could occur; 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, a Staff Report was submitted outlining the issues surrounding the request; and
WHEREAS, the City Council did hear and consider all such reports, recommendations, and
testimony hereinabove set forth, and supports the initiation of a Specific Plan Amendment.
- 1 -
'J+~11t g./ Q Is! og
Attachment 1
02 01 /IJ
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does
hereby deny the initiation of a West Dublin BART Specific Plan Amendment Study for property at
6700 Golden Gate Drive.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this 5th
day of August 2008 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\PA#\2006\06-009 Windstar Condos -1MAP, SDR, PD\Hote] SPA Initiation\CC Reso SPA Initiation.doc
-2-
RESOLUTION NO. XX - 08
3~./0
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*********
APPROVING THE INITIATION OF A WEST DUBLIN BART SPECIFIC PLAN AMENDMENT
STUDY FOR THE WINDS TAR HOTEL LOCATED AT 6700 GOLDEN GATE DRIVE
(APN 941-1500-046-03)
WHEREAS, Mr. Eric Heffner, on behalf of Windstar, has submitted requested a West Dublin
BART Specific Plan Amendment to increase the number of hotel rooms in the Specific Plan Area; and
WHEREAS, the project site has a General Plan land use designation of Retail/Office which
permits hotel and retail uses and therefore, the request is consistent with the General Plan land use
designation; and
WHEREAS, on March 16, 2004, the City Council adopted Ordinance 8-04 amending the West
Dublin BART Specific Plan and rezoning the parcel located at 6700 Golden Gate Drive to Planned
Development with a related Stage 1 Development Plan for the construction of 150 hotel rooms and
7,500 square feet of retail and a residential project; and
WHEREAS, the Applicant has requested an increase in the number of hotel rooms that is
permitted for this property under the West Dublin BART Specific Plan from 150 hotel rooms to 240
hotel rooms and also proposes to increase the retail square footage on the site from 7,500 square feet
to 25,000 square feet (does not require an amendment to the Specific Plan); and
WHEREAS, in order to consider the Windstar project on a portion of the parcel, as proposed by
the Applicant, an amendment to the West Dublin BART Specific Plan Amendment would be required
to change the maximum permitted hotel rooms in the Lodging land use category from 396 rooms to
486 rooms; and
WHEREAS, additional entitlements including a Stage 1 amendment, Stage II Planned
Development re-zoning, Site Development Review and other associated permits would need to be
processed before development could occur; 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, a Staff Report was submitted outlining the issues surrounding the request; and
WHEREAS, the City Council did hear and consider all such reports, recommendations, and
testimony hereinabove set forth, and supports the initiation of a Specific Plan Amendment.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does
hereby approve the initiation of a West Dublin BART Specific Plan Amendment Study for the
property at 6700 Golden Gate Drive.
- 1 -
Attachment 2
40 1&
BE IT FURTHER RESOLVED that the Applicant shall pay for all processing costs in1lved
with the Specific Plan Amendment Study.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this 5th
day of August 2008 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\PA#\2006\06-009 Windstar Condos - TMAP, SDR, PD\HoteJ SPA Initiation\CC Reso SPA Initiation. doc
- 2 -
ORDINANCE NO.8 - 04
AN ORDINANCE OF THE CITY OF J!UBUN
AMENDING THE WEST DUBLIN BART SPECIFIC PLAN, AMENDING THE ZONING MAP
TO REZONE A PARCEL AT 6600 GOLDEN GATE DRIVE(APN 941-1500-046)
TO A PLANNED DEVELOPMENT ZONING DISTRICT, AND APPROVING
THE RELATED STAGE 1 DEVELOPMENT PLAN PA 03-033
The Dublin City Council does ordain as follows:
SECTION 1: Findings
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows.
1. The Planned Development Zoning District meets the purpose and intent of Chapter 8.32 in that it
provides a comprehensive development plan that is sensitive to surrounding land uses by virtue of
the layout and design of the site plan, and uses creative design and a mix of complementary uses to
establish the project as a focal point for the area surrounding the future West Dublin/Pleasanton
BART Station.
2. The Planned Development Zoning District will be hannonious and compatible with existing and
future development in the sUrrounding area in that the residential, hotel, and commercial use of the
site will be complimentary uses to the future transit West DublinlPleasanton BART Station: The
land uses and site plan provide an efficient use of the property and are compatible with the existing
retail, office, and light industrial uses surrounding the property as well as to the more intensive
land uses that will likely develop in the future.
B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as
follows.
1. The Site is a relatively flat, infill site, with existing infrastructure (including roads, sewer, stonn
drain, potable and recycled water, natural gas, and electricity) located immediately adjacent to the
site and no major or unusual physical or topographic constraints and thus is physically suitable for
the residential, hotel, and commercial project proposed for the Planned Development Zoning
District.
2. The Planned Development Zoning District will not adversely affect the health or safety of persons
residing or working in the vicinity, or be detrimental to the public .health, safety and welfare in that
the project Will comply with all applicable development regulations and standards and will
implement all adopted mitigation measures.
3. The Planned Development Zoning District is consistent with the General Plan and West Dublin
BART Specific Plan in that tbe project includes companion amendments to the West Dublin
BART Specific Plan were approved by the City Council inthisOrdinance on March 16,2004, and
- -:WhlchametidmenfspropoSedfuelandusesand devetopmenfplansreflected in the PropOsed -
Planned Development Zoning District.
S~/0
ATTACHMENT 3
C. Pursuant to the California Environmental Quality Act, the City Council adopted an Addendum to both
the Negative Declaration for the Downtown Specific Plan and the Supplemental EIR for the West Dublin!
PleasantonBARJ; Station and Transit Village Project and certifying that the City reviewed and considered
theinform.ation contained in the ElR and Negative Declaration, as required to support approval of the
project, including approval of the Planned Development Zoning District.
SECTION 2:
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is
amended to rezone the following property (''the Property") to a Planned Development (pA 03-033)
Zoning District:
Approximately 7.26 acres of land located at 6600 Golden Gate Drive and further
identified as Assessor Parcel Nmnber 941-1500-046
A map of the rezoning area is shown below:
SECTION 3:
~
fr ~~. \---;
~..~J~\
t W t~. -- t)l.1BUN
8)
(O)
.
(RIO)
\
\..~\. ,
,~::~~
Parcel to be rezoned
The regulations for the use, development, improvement, and maintenance of the Property are set forth in
the following Stage 1 Development Plan for the project area, which is hereby approved. Any amendments
to the Stage 1 Development Plan shall be in accordance with section 8.32.080 of the Dublin Municipal
Code or its successors
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for residential,
hotel, and small.scale commercial development on property at 6600 Golden Gate Drive (APN 941-1500.
.~.'fhis~elOI:'~~nt_}>I~~ts all ofthe~~m~tsforStage 1 review of the project.
This Development Plan is also represented by the attached Aerial Photo and Stage 1 Conceptual Site Plan.
The Planned Development Zoning District allows the flexibility needed to encourage innovative
2
DIG
/
development while ensuring that the goals, policies, and action programs of the General Plan, West
Dublin BART Specific Plan, and provisions of Section 8.32 of the Zoning Ordinance are satisfied.
Except as specifically modified by the provisions of this Planned Development Zoning District/Stage I
Development Plan, all applicable general requirements and procedures of the Dublin Zoning Ordinance
shall be applied to the land uses designated in this Planned Development Zoning District.
I. Zoning: Planned Development (P A 03-033), rezoning project site from Planned Development
(pA 02-014, West Dublni BART Specific Plan)
2. Statement of Approved Uses
The proposed uses include high-density residential, hotel, and small-scale commercial uses.
The residential portion of the development will be located furthest from the freeway and would
include 2 10 apartments in a four-story building wrapped around structured parking. Additional
surface parking would be provided along the western boundary of the residential site.
The five-story, 15o-room hotel will be located on the southern portion of the site adjacent to 1-580.
The ancillary small-scale commercial pad will be located at the end of Golden Gate Drive, adjacent to
the hotel. The proposed. building will be 7,500 square feet. The commercial uses allowed at the site
will be thoseIisted in the West Dublin BART Specific Plan "Commercial B" land use category: small
scale uses including specialty retail, restaurants, offices, entertainment and similar pedestrian-oriented
uses. The exact uses permitted will be detennined at the Stage 2 Development Plan.
The location of the hotel, high-density. residential dwelling units, and commercial pad shall be
generally as shown on the West Dublin BART Transit Village Conceptual Landscape Plan, attached,
with minor adjustments to the parking layout and site circulation.
These minor modifications will address issues relating to joint vehicular access between this project
and the future office and residential development to the west. Another minor modification to be made
is the provision of a pedestrian walkway across the BART parcel that would serve to connect the
future office and residential development to the west with Golden Gate Drive, thereby providing a
more direct route to access the future BART station.
3. Stage 1 Conceptual Site and Landscape Plan (Attached as Exhibit 1)
4. Site Details
The Project site is a total of7.26 acres. The site will ultimately be divided into three parcels. By use,
the site areas will be as follows: 3.65 acres for residential, 2.43 acres for hotel, and 1.16 acre for smaIl-
scale commercial.
5. Maximum development density permitted
The maximum density for the residential parcel will be 58 units per acre with a maximum of 21 0 total
units. The maximum square footage is 79,500 square feet/ISO rooms for the hotel and 7,500 square
feet for the small-scale commercial.
Setbacks and building envelopes for buildings, structures, and parking areas shall be generally as
shown on the Stage 1 Conceptual Site and Landscape Plan as attached. The maximum height
3
-7:r I G
permitted on the parcels shall be in accordance with the West Dublin BART Specific Plan and the
City of Dublin General Plan, as amended in December 2000.
-..
6. Phasing plan
It is anticipated that the construction of the apartments will commence in the summer of 2004 and.will
be completed by Deceniber 200S. The hotel and ancillary smaIl-scale commercial are anticipated to
be under construction from October 20O(i through December 2007.
7. CODalptuaI Landscape Plan (Attached as Exhibit 1)
8. Consistency with General Plan aDd West Dublin BART Specific Plan
Portion of General PllUl lAnd Consistent West Dublin BART Ccmsistent with SP?
Project Use designfliion with GP? Spet:iflC PllUlltuuf use
desitmation
High- High-Density Yes Residential Yes, upon approval oCa SP
Density Residential amendment to allow higher unit
Residential count (210 units instead of 160
units) and higher density (58
units/acre instead of 45 units/acre.)
Hotel RetailIOffice Yes Lodcin~ YeS
Small-scale Retail/Office Yes Lodging Yes, upon approval of a SP
commercial amendment to Commercial Bland
use category to allow commercial
use.
The West Dublin BART Specific Plan amendment was approved by City Council on March 16,2004.
The project is consistent with the General Plan land use designation for the site as High Density
Residential for the northern portion of the site and Retail/Office for the southern portion of the site.
The Retail/Office land use designation allows for such uses as restaurants. retail establishments, and
hotels.
The Specific Plan land use designations for the property are Residential (R) for the northern portion of
the property, and HotelJLodging (L) and Commercial B (COM B) for the southern portion of the
property (See Exhibit 2).
The project density of210 dwelling units at 58 units/acre is consistent with the Specific Plan.
9. CODsistency with Indusionary Zoning Regulations
The Applicant requested a waiver of the City's Indusionary Zoning Regulations under Section
8.68.040 (E) of the City of Dublin Municipal Code. The waiver to the City of Dublin Inclusionary
Zoning Regulations was approved by City Council on March 2, 2004, Resolution 30-04.
10. Aerial Photo (Attached as Exhibit 3)
11. Complianee with the adopted mitigation measures
The ApplicantJDeveloper is required to comply with all applicable action programs and mitigation
measures of the.FinaL West DublinlPleasanton BART Station and Transit Village Project
-.. SupplementaI.-EiiViriiiimenful- Impacf Reporf (SElRJ,-tlieFinarOUbliil/Pleasaiifoii EitiDSioliPrOjecf
E~ and the Mitigation Monitoring and Reporting Plan (MMRP) certified and adopted by the Bay
Area Rapid Transit District (BARn Board of Directors.
4
'6~ 10
Additionally, the ApplicantlDeveloper shall comply with all applicable action programs and
mitigation measures of the Negative Declaration for the West Dublin BART Specific Plan and those
policies and programs contained in the West Dublin BART Specific Plan approved by the City of
Dublin.
SECTION 4:
No development shall occur on this property until a Stage 2 Development Plan and Site Development
Review permit have been approved for the property. Except as provided in the Stage 1 Development
PlanlPlanned Development Zoning District, the use, development, improvement, and maintenance of the
Property shall be governed by the provisions of the Dublin Zoning Ordinance.
SECTION 5:
This Ordinance shall take effect and be enforced upon the effective date of the West Dublin BART
Specific Plan amendment in PA 03-033. The City Clerk of the City of Dublin shall cause this 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
SECflON 6:
This ordinance shall take effect and be enforced thirty (30) days from and after its passage.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 16lb day of March 2004, by
the following votes:
NOES:
None
Councilmembers McCormick, Oravetz, Sbranti and Zika and Mayor Lockhart
AYES:
ABSENT:
None
ABSTAIN: None
ATffiS~
. ityCl""~ c/L
K2/G/3-16.o4/ord-BART.doc (Item 6.1)
G:\PA#\2003\03-033 West Dublin BART Apts-HoIel\CC Ord PD.doc
(b/y;d~/lkY
f yor
5
611ft,
J
I
,
i
I
LP~ 0 9/~ I
"
~
EJ
r,
"
~I
li
~l
"1"
~
, ,
J "
I
I
...
stage 1 (C)nceptua 1
S1te and Landscape
plan
GfJ1./JEI<&"'ORM
_<D<<
--
II
~"'''f[- ::
I [ ~;:::=
.-v..u -'II"
<\.'IlIIl$ -M.'"
"""'"
__ ~.r~1
~MRrnlTItM
-->
.1
p
R.....""'"
.....,.,."'"..a
II
_AUlD
---
West Dublm Bart TransIt VII/age Dtlbllll CALIFORNIA
Onx West Dublm Apartments LLC
_".."*""'......,........~CA.._
STAGE -, ?J~)j
'_p,.,.\........""""<D_""_r..
Exh.1!U.Ll ~o rlanned
~opme,..t zo.n'n~ D1St:1"'1Ct
~~~~c~p~o~~tua Slte ancl
(Jof.10
Existing Land Use Plan for West Dublin BART Specific Plan:
l'~\'~l
fflioLJ j .~
........,
."~"''"~v.,,..;~.
.,.,~.
;.,.;.."...,!.'."
<<-,
Proposed Land Use Plan for West Dublin BART Specific Plan:
!,.;('f.n.. ~. ~. cZt \~ l'~~.."::,.q)'"...i'"
:If!~~~;l, ,~
I,i...,....'..','l..'~..,'.:.'............,...:.:..,_.[....'.~.,._:.l_~.[....tj;.'.,_...y..~~....,.'. x.h.".~. ,;1:;- .'", ...
.~- ~~....-..,.,..
. ,.. .'. .""""",,,:'i~i:.q':,,:S::;,:;'
> (.....-~.~ .
.~,
...,>~"",.~'-~
Exhibit 2 to planned
Development Zoning District:
Land Use plan for West Dublin
BART Specific plano
I~ ~ It
" 1)'d
..
<Q,. ..,. ~
"!
..,~
Exh,b,t 3 to planned
Development Zonlng Dlstrlct
Aenal photo
~r6
p
-+
W I NO S T AR'M
13~ /0
July 17,2008
Mr. Richard C. Ambrose
Ms. Jeri Ram
Ms. Mary Jo Wilson
Ms. Erica C. Fraser
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Re: West Dublin Specific Plan
Hotel/Retail Site
St. Patrick's Way & Golden Gate Drive
Dear Mr. Ambrose, Ms. Ram, Ms. Wilson, Ms. Fraser:
Thank you for your consideration of increasing the density on the approximate 3. 6-acre site located south
of the Southwest Comer of Golden Gate Drive and St. Patrick's Way. As you know, we entered into a
prepaid 95-year ground lease with BART in March of2006. The up front payment made to BART site
seeded the bonds that were sold to construct the parking garages in Dublin, Pleasanton, and the train
station and pedestrian bridges in the median ofI-580. The construction of the parking garages and BART
station is a collaborative effort between the City of Dublin, the City of Pleasanton, the County of
Alameda, BART, and us as the Private Developer. A share of rental income and sales proceeds from our
developments are paid to BART as part of a contractual arrangement to help pay for the bonds and
ongoing operational costs. The rider ship increase oil BART because of our developments will also help
increase revenue for BART for operational costs and service of the debt for the bonds.
When we entered the lease, it was our intention to develop a 1 50-room limited services Hotel along with
7,500 square feet of retail. Since the lease began, we have been in escrow with three different Hotel
operators and for various reasons they have all decided not to pursue the development. The market has
undergone a dramatic shift since we entered into the lease; Housing prices have plummeted, energy costs
have soared, interest rates have increased, and commodity construction costs have increased. These facts
have made the development of the 1 50-unit Hotel development unfeasible at this time. We recognize that
markets will change again over time and perhaps some time in the future the market will allow the project
to be feasible. We don't know when.
Therefore, there are two solutions to make this project "pencil": One is to significantly reduce costs. The
only place where that could occur is in the area of the various municipal fees we are obligated to pay to
City of Dublin and the surrounding agencies. Recognizing the City of Dublin needs these fees for their
General Funds and special projects in the City, to ask for a waiver of these fees is impractical.
The other solution is to increase the density on this site from 150 rooms to approximately 240 rooms (the
original entitlement). We also propose to increase the commercial space to 25,000 square feet and
construction of a 4-level parking garage to accommodate the needs of the Hotel, retail, and commercial
patrons. (Please see the attached site plan). To accommodate this change, the building design would be a
Type 1 Building structure at 8-stories in height.
(858) 587.2100 ..... FAX: (858) 587-9796
11 149 NORTH TORREY PINES ROAD, SUITE 250 I LA. JOLLA, CA 92037
WWW.WINDSTARGROUP.COM
A 4.4._ _ L -- -
(i, ~ /t
July 17, 2008
Page 2 of2
..
WI N DSTAR
The benefits to the City of Dublin and BART are increased fee revenue to Dublin because of the increase
in the TOT tax, and increased ridership for BART and resultant additional fare revenue to help retire the
bonds. Our project will still be subject to the design scrutiny of the City of Dublin and we will pay all
required fees for the development.
We appreciate the City of Dublin's support in increasing the density on this site so we can move forward
the construction and development of this prime parcel in West Dublin BART Specific Plan.
Please let me know if you have any questions.
Sincerely,
WIND STAR
Af~
Eric L. Heffner
Senior Vice President
Cc: John Rennels - BART
Cc: Darrell Gary - Windstar
Cc: Mark Higgins - CREA
Cc: Jim Gallagher - CREA
"Our Reputation is Our Most Valuabl.e Asset"
~ld.'"' . ! ~l ~.'
-. -+- .... '-I ;-;111' ..,....\-n
ti I. ~ J,.Jl :.,.
flB:$i.te . ! J .. .
it~~~~ideh~i~.1
3:tJnitslJ
. .. .. .. ~ "11:; ~ ~Jlttl
ltttttt11Tn:Tf~ I ij
Project Summary,
Hotel: g-slory type I building/240 rooms/90 feet in Hei2h1
Garage: 4-slOry loog SJlilIll)'pe I building/480 caJS / SO feet in Hei2h1
Heallh Club: r5,300~(I,800 sf Retad, g,<XXl won-oul space; 4,500 pool area)
Restaurant ~gOO sqfi 180 seats)
Conference r acilily: 4, sqft
1 .-
Hotel:
IKing Sofa bed: \J8 Rooms(57"1o)
2~s: 69 Rms (29%)
I King-Disable: 7 Rms (J%)
Suites: 26 Rms (11%)
Total: 240 rooms
Parking Required:
Hotel: 270 sp
.Heallh Clubs: 93 sp
(5sp per 1<XXl sqftfor retail and won-oot area; 10 per 1<XXl sqft pool area)
Restaurant: 32 sp (I Osll per 1000 sqft at seating area)
Cooference Facility: 40 sp (IOsp per 1000 sqft)
Total Rtquirtd: 435 'p ...
Parking Provi<kd:
Garage: 4 plus roof: 480 sp
Street paIting: 19 sp."..... _ __
On-grlide Jl"I1'ing: 26 sp
ToW Pro,ided: 525 sp (+90 sp)
!
\
\,
\......
\
~
. ~--_u_..____u
" ,,' - -~._-----
........'...~---~ , ---- ... -------------.-
.. . - ~.
I _
r
- 0;:;.
Jrd to ~tJt
loltela;
BART Parking
Hotal Typical Floor Plan (2nd to 8th)
F'''M.;
-,
!
I I
I '
I '
----..~--~-
-."" -ran--------- ----------
:';v~--~-~~~:=:=~=~=-:=:=:=
;==--L ;-: r
L
r------'
. .
I I Total S~e Area. ;t 161,380 sf
. .
-.-.-.......
Section A-A
1"'-----,
1_ _ _ _ _...J FulureCaltrans ROW Take : t.lo,on 51(6.2% of Tot81 S~eArea)
_._._._._ Current SO Alignment
As Designed
Scale: 1"=30'-0"
~
0~
~i
.----------,
. . Reciprocal EaselJ1ent:;t 7,258 51 (4.5% of Tolal S~eArea)
t._________..
West Dublin BART Hotel Feasibility Study
Dublin, CA
MVE ARCHITECTS
June 17th, 2008
\
,
\\ \,
" '-
\'~"
\ "
\ '" "-~~,
i ....,....""-
\ '......." -...........
..... ""-.,
'..,........ ""
\ /'.:~:~~=~~~---'::~>:"
\// \\..
V/ \
I ) )
! /
.-----~
,....'.,.
,....,
"',~ ...."
''''''
.'.
.'.
.:.::~-
...--.
...,-.....-.
_,,"",,'0;
/(i<- ii~
.~~/' "-<::'<1(/-).,
'v- ~ 'YI-^\
lii/' ~~ \'$\\
!{.;/~1~~2.;
;\"\~I~!.'iii
\~\\ ~ ./F':
\:::~.:u1:.f9.Y.:-~;//
Exhibit 9
West Dublin BART
Specific Pia n
Land Use Plan
.....--.-.... Freeway
Dublin Lots
~ Streets
c:I Specific Plan Area
Specific Plan Land Use
V//~ ComA
"''''."." 'i Com B
\,/'\/\I Lodging
1;:1 Mixed Use
tsXXX<l Office
m!!!!;I- Parking
I / /1 Residential
IV'.61 Retail/Office
* Opportunity Site
~ Potential Plaza Location
'-"..F~""~
Attachment 5
~
May 2004
NOTE: The internal system of
local streets shown in this figure
is illustrative only.
o
100 200
400
600
I Feet
-
-
o
0.05
0.1
I Miles