HomeMy WebLinkAboutItem 6.2 SummerGlenDevRzn
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CITY CLERK
File # Drm~[{i]-[3][Q]
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: February 3, 1998
SUBJECT:
PUBLIC HEARING: PA 97-036, Summer Glen - Planned
Development Rezone
(Report Prepared by Eddie Peabody, Jr., Community Development
Director)
EXHIBITS ATTACHED:
1.
Ordinance Amending the Zoning Ordinance to permit the
Rezoning for the Summer Glen Project
Revised City Council Resolution approving PD Rezone
2.
. RECOMMENDATION:/! V 1.
· : ~\L/P 2.
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3.
4.
Open Public Hearing
Receive staff presentation and public testimony
Close public hearing and deliberate
Waive second reading and adopt PD Ordinance
FINANCIAL STATEMENT:
None
DESCRIPTION:
At a public hearing held on January 20, 1998, the City Council approved the Resolution, with changes,
approving the Planned Development Rezone and established findings, general provisions and
development standards for the project. The Resolution has been changed to reflect the comments that the
City Council made at that meeting. Also, the City Council approved the first reading of the Ordinance
Rezoning for the proposed Summer Glen project, generally located north of Central Parkway, West of
Tassajara C~eek, South of Gleason Boulevard and east of Hacienda Drive. (APN 986-0001-001-10 por).
The Summer Glen project is planned as a 347 detached single family dwelling-unit project.
Per the Dublin Municipal Code, a second reading is required prior to [mal adoption of the Rezoning
Ordinance, which would classify the site as PD (planned Development Residential). As conditioned, the
project will comply with and conform to all of the action programs and policies of the Eastern Dublin
Specific Plan and City of Dublin General Plan.
RECOMMENDATION:
staff recommends that the City Council conduct a public hearing, deliberate, waive the second reading
and adopt an Ordinance amending the Zoning Ordinance to permit the rezoning of the property for the
Summer Glen project.
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COPIES TO:
SummerHill Homes
PA file 97-036
ITEM NO.--M
g:pa97-036/2ndread
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ORDINANCE NO. ~-98
AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING ORDINANCE
TO PERMIT THE REZONING OF PROPERTY LOCAlED NORm OF cENTRAL
P.A.RKW A Y, WEST OF TASSAJARA CREE~ SOUTII OF GLEASON BOULEVARD AND
EAST OF HACIENDA DRIVE (APN 986-0001-001-10, PORTION).
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The City Council of the City of Dublin does ordain as follows:
Section 1.
Chapter 2 of Title 8 of the Dublin Ordinance Code is hereby amended in the following
manner:
Approximately 75.5 gross acres generally located north of Central Parkway, west of
Tassajara Creek, south of Gleason Boulevard, and east of Hacienda Drive in the Eastern Dublin
Specific Plan area (more specifically described as a portion of APN 986-0001-001-10) are hereby
rezoned from Planned Development Business Park Industrial to Planned Development
Residential, for the development of347 dwelling units (5.3 units per acre on 65.5 acres) and a
10-acre school site; and PA 97-036, Summer Glen, as shown and described on the proposed
Resolution -98 Approving and Establishing Findings, General Provisions and Conditions of
Approval (Exhibit 1); the Rezone Application (Exhibit 2); and the Staff Report dated to
the City Council (Exhibit 3), all of which are on file with the City of Dublin Department of
Community Development, and are hereby adopted as the regulations and standards for future
use, improvement, and maintenance of the property within this District.
A map of the rezoning area is outlined below:
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SINGLE FALIIL Y LOTS
1051 (~.OOO SF.
1S0 !5,D4D SF.
a8 !I,SOO S1'.
347 TOTAL. UNITS
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SlNGL.~ FAlM'..T. fl~AL lINT O:sIGNA.'T1ON P1..AN
EXHIBIT
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Section 2.
This ordinance shall take effect and be enforced thirty (30) days from and after its
passage. Before the expiration of fifteen (15) days after its passage, it shall be published once.
with the names of the Councilmembers voting for and against same, in a local newspaper
published in Alameda CountY and av.ailable in the City of Dublin.
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PASSED AND ADOPTED BY the City Council of the City of Dublin, on this.
day of , 1998, by the following votes:
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AYES:
. '.NOES:
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ABSENT:
ABSTAIN:
Mayor
ATTEST:
Deputy City Clerk
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Exhibit 1:
Resolution -98 Approving and Establishing Findings, General Provisions,
and Conditions of Approval '
Rezone Application
Staff Report dated
Exhibit 2:
Exhibit 3:
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RESOLUTION NO.9 - 98
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
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APPROVING AND ESTABLISHING FINDINGS, GENERAL PROVISIONS
AND DEVELOPMENT STANDARDS, AND CONDIDONS OF APPROVAL
FOR A PLANNED DEVELOPMENT (PD) REZONE FOR P A 97-036, SUMMER GLEN
WHEREAS, Swnmerhill Homes of Palo Alto, California, and Alameda County Surplus Property
Authority ("Applicant/Developer") have requested approval of a Planned Development Rezone to establish
General Provisions and Development Regulations for a residential developmen~ consisting of347 single
family detached homes on approximately 75.51 gross acres, including a 10-acre school site, (portion of
APN 986-0001-001-10) in the Eastern Dublin Specific Plan area; and
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WHEREAS, ApplicantIDeveloper has submitted a Stage 2 Development Plan as required by
Section 8.32.040 of the Zoning Ordinance which meets the requirements of said section, and
WHEREAS, ApplicantlDeveloper has submitted a complete application for a Planned
Development Rezone which is available and on file in the Planning Department; and
WHEREAS, a development agreement will be approved prior to recordation of a Tract
Map/Parcel Map for the project as required by the conditions of approval of the Tentative Map and the
Eastern Dublin Specific Plan; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines
Section 15182, the City has found that the proposed residential project is within the scope of the Final
Environme~tal Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan which
was certified by the City Council by resolution No. 51-93, and the Addenda dated May 4, 1993, and
August 22, 1994 (the "Effi.."), and has further found that the proposed project is consistent with the
adopted Eastern Dublin Specific Plan; and
WHEREAS, the Planning Conunission did hold a public hearing on said application on December
23, 1997 and did adopt Resolution 97-030 recommending that the City Council approve and establish
Findings, General Provisions and Development Standards, and Conditions of Approval for a Planned
Development Rezone for P A 97-036, Sununer Glen; and
WHEREAS, the City Council received a Staff Report recommending that the Planned
Development Rezone be approved by the City Council subject to General Provisions and Development
Standards and Conditions of Approval prepared by Staff and approved by the Planning Commission; and
WHEREAS, a public hearing, properly noticed in all respects required by law, was held by the City
Council on January 20, 1998; and
WHEREAS, the City Council did hear and use their independent judgment in consideration of all
said reports, recommendations, and testimony herein above set forth.
EXHIBIT c1
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1.
WHEREAS, said "General Provisions and Development Standards" are attached hereto as Exhibit
NOW THEREFORE, BE IT RESOLVED THAT the Dublin City Council does hereby make the
following findings and determinations regarding said proposed Planned Development Rezone:
1. The Planned Development Rezone, as conditioned, is consistent with the general provisions,
intent, and purpose of the PD District Overlay Zone of the Zoning Ordinance. The Planned Development
Rezone will be appropriate for the subject property in terms of providing General Plan provisions which set
forth the purpose, applicable provisions of the Dublin Zoning Ordinance, range ofpennitted and
conditionally permitted uses, and Development Standards which will be compatible with existing and
proposed residential, business, and public uses in the immediate vicinity and will enhance development of
the Specific Plan Area; and
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2. The Planned Development Rezone, as conditioned, is consistent with the general provisions,
intent, and purpose of the Eastern Dublin Specific Plan and will contribute towards implementation of said
Plan; and .
3. The Planned Development Rezone, as conditioned, is consistent with the general provisions,
intent, and purpose of the General Plan which designates this area as Low Density Residential, Medium
Density Residential, and Medium-High Density Residential and would result in development within the
densities allowed by said designation; and .
4. 'TPe Planned Development Rezone, as conditioned, will not have a substantial adverse effect
on health or safety nor be substantially detrimental to the public welfare or be injurious to property or
public improvement as all applicable regulations will be satisfied; and
5. The Planned Development Rezone, as conditioned, will not overburden public services as
all agencies must commit to the availability of public services prior to the issuance of building permits as
required by the Eastern Dublin Specific Plan policies and mitigation measures; and
6. The Planned Development Rezone. as conditioned, and accompanying Site Development
Review. will create an attractive, efficient, and safe environment; and
7. The Planned Development Rezone, as conditioned, will benefit the public necessity,
convenience. and general welfare and is in conformance with Section 8.32 of the Dublin Zoning Ordinance;
and..
8. The Planned Development Rezone, as conditioned, and accompanying Site Development
Review will be compatible with and enhance the general development of the area; and
9. The Planned Development Rezone. as conditioned, will provide an environment that will
encourage the use of common open areas for neighborhood or community activities and other amenities;
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10. The Planned Development Rezone, as conditioned, will provide efficient use of the land
pursuant to the Eastern Dublin Specific Plan that includes that preservation of significant open areas and
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natural and topographic landscape features along Tassajara Creek with minimum alteration of natural land
forms; and
BE IT FURTHER RESOLVED THAT the Covenant, Codes and Restrictions (CC&R) required
by the Tentative Map shall include language satisfactory to the City of Dublin that the owner of each parcel
shall disclose to any purchaser (including subsequent purchasers upon resale) the fact that the parcel is
located near the Alameda County Santa Rita jail.
BE IT FURTHER RESOLVED THAT the Dublin City Council does hereby approve a Planned
Development Rezone forPA 97-036, Summer. Glen, subject to the attRched "General Provisions and
Development Standards" (Exhibit 1) which constitute regulations for the use, improvement, and
mainten~ce of the 75.5 acre Parcel (portiO!! of9~6-0001-001-10), excluding the 10-acre school site.
Except as specifically included in Exhibit 1 attached and made a part of this Resolution, development and
, operation ofland use activities within this Rezone shall be subject to the current City of Dublin Zoning
. (:Code.
BE IT FURTHER RESOLVED THAT the Dublin City Council does hereby condition this
. . Planned Development Rezone on substantial conformance of the Land Use and Development Plan
. (comprised of the Tentative Map and Site Development Review) with the General Provisions and
Development Standards approved with this Planned Development Rezone and the Eastern Dublin Specific
Plan.
a The Community Development Director shall determine conformance or non-
conformance and the appropriate approval procedure for modifYing this Planned Development
Rezone (e.g., administrative, conditional use permit, or revised Planned Development Rezone).
b. Major modifications or revisions found not to be in substantial conformance with
this Planned Development Rezone shall require a new Planned Development Rezone. Any
subsequent Planned Development Rezone may address all or a portion of the area covered by this
action.
BE IT FURTHER RESOLVED THAT the Dublin City Council does hereby condition
this Planned Development Rezone on execution of an Development Agreement in accordance with the
Eastern Dublin Specific Plan.
AYES:
NOES:
ABSENT:
ABSTAJN:
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PASSED, APPROVED AND ADOPTED this 20th day of January, 1998, by the following votes:
Councilmembers Barnes. Burton, Howard, Lockhart and Mayor Houston
None
None
None
Mayor
Exhibit 1: General Provisions and Development Standards for PA 97-036, Summer Glen
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GENERAL PROVISIONS AND DEVELOPMENT STANDARDS
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PLANNED DEVELOPMENT REZONE
PA 97-036, SUMMER GLEN
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GENERAL PROVISIONS
A. Puroose
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This approval is for a Planned Development (PD) District Rezone for P A 97-036, Summer Glen. This
PD District Rezone is part of a Land Use and Development Plan which also is represented by the Tentative
Map 6976 and Site Development Plan (both dated November 14, 1997)~ the Preliminary Landscape Plan
dated November 18, 1997, and the written statements provided by the Applicant dated received October 3,
1997 all on file in the Planning Department. The PD District Rezone allows the flexibility needed to
enCourage innovative development while ensuring that the goals, policies, and action programs of the
General Plan and Eastern Dublin Specific Plan are satisfied. More particularly, the PD District Rezone is
intended to ensure the following:
1. The approval of this PD District Rezone shall be pursuant to the terms set forth in the Development
Agreement to be approved by the City of Dublin and recorded prior to recording of the Final Map. In
the event of conflict between the terms of the Development Agreement and the following conditions, .
the terms of the Development Agreement shall prevail.
2. Encourage innovative approaches to site planning, building design, and housing construction offering
a wide range ofliving styles, unit sizes, and amenities for all segments of the community.
3. Create an attractive, efficient, and safe environment.
4. Develop an environment that encourages social interaction and the use of common open areas and
other amenities for neighborhood or community activities.
5. Create an environment that decreases dependence on the private automobile.
B. Dublin Zoning Ordinance - Applicable Reouirements
Except as specifically modified by the provisions of this PD District Rezone, all applicable general
requirements and procedures of the Dublin Zoning Ordinance R-I District shall be applied to the area
designated in this PD District Rezone.
EXIlIBIT 2A .
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General Provisions and Develooment Standards
1. Intent: This PD District Rezone is to establish, provide for, and regulate the development of
the Summer Glen Subdivision. Development shall be generally consistent with the Land Use
and Development Plan.
2.
PD Residential ~ Single Family
Permitted Uses: The following principal uses are permitted by this PD Residential District:
A.
Residential development limited to:
1. Single Family Detached houSes
. 2. 347 units
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Prohibited Uses: The following uses are prohibited in this PD Residential District:
1.
2.
3.
4.
5.
Field Crops
Orchards
Plant Nurseries
Greenhouses used only for cultivation of plant materials for sale
Hospital
Conditional Uses: All conditional uses in the R-I District are conditional uses in this PD
Residential District with the exception of prohibited uses listed above.
Development Standards: Development standards within this PD Residential District are as
. follows.
Product A:
Lot Dimensions: 50' x 75' min.
Front Yard
Setbacks:
Front yard setbacks for detached residences should vary for visual interest,
where possible, along through-streets.
1. Front entry garages 18' min. from back of sidewalk
2. Front porch 10' min. from back of sidewalk
3. Front of house 13' min. from back of sidewalk
(All dimensions shall be from back of right-of-way line.)
Note: Sectional garage doors with automatic openers are required for all residences with
driveways less than 20 feet.
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Side Yard
Rear Yard
Setbacks:
Y o/f It
I. Setbacks: 5 feet min. sideyards .
2. comer lots: 10 feet miD. on street side
3. adjacent to Product C: 15 feet miD.
Note: Allowances may be made for decreased sideyards to a minimum
of 5 feet on "pie shaped" lots.
Rear yard setbacks are important for establishing privacy and separation
between residences, as well as providing for usable recreation space.
15' min.
Architectural Projections: Eaves, fireplaces, niches, bay windows, cantilevered floor area,
porches, and air conditioning equipment may project 2' into
required sideyards, but never closer than 3' from the property
line and 2' into required rear yard, except air conditioning
equipment, which must be fully situated within the rear yard
set-back.
. Residential Massing:
Parking/Garages:
Product B:
Single story elements are encouraged at comers and throughout
to break up 2-story massing. The maximum building height .
shall be 35 feet
Consideration shall be given to the placement, orientation, and
trea1ment of the garages and garage doors. Two covered spaces
are required. Suggested design criteria include:
1. Designing the residence to extend forward of the garage
door(s).
Provide two (2) garage spaces, minimum 19' x 19' clear, and
two (2) spaces in the driveway apron.
Lot Dimensions: 56' x 90' min.
Front Yard
Setbacks:
,
Front yard setbacks for detached residences should vary for visual interest,
where possible, along through-streets. .
1. Front entry garages 18' min. from back of sidewalk
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2. Front porch 10' min. from back of sidewalk
3. Front of house 13' min. from back of sidewalk
(All dimensions shall be from back right-of-way line.)
Note: Sectional garage doors with automatic openers are required for all
residences with driveways less than 20 feet
Side Yard
Setbacks:
1.' Setback (typical) 7 feet min. sideyards
2.. Setback (one-story), 5 feet min. sideyard
3. comer lots' 10 feet min. on street side
Note: Allowances may be made for decreased sideyards to a minimum
of5 feet on "pie shaped" lots.
Rear Yard
Setbacks:
Rear yard setbacks are important for establishing privacy and separation
between residences, as well as providing for usable recreation space.
.
20' min. with exception of single story homes which may have a minimum
of 5 feet; providing the resulting rear yard contains a minimum of rear yard
of500 sf..
Architectural Projections: Eaves, fireplaces, niches, bay windows, cantilevered floor area,
porches, and air conditioning equipment may project 2' into
required sideyards, but never closer than 3' from the property
line and 2' into required rear yard except air conditioning
equipment, which must be fully situated within the rear yard
set-back.
Residential Massing: Single story plans/elements are encouraged at comers and
throughout to break up 2-story massing. The maximum
building height shall be 35 feet.
Parking/Garages: Consideration shall be given to the placement, orientation, and
treatment of the garages and garage doors. Two covered spaces
are required. Suggested design criteria include:
1. Designing the residence to extend forward of the garage
door( s)
.
Provide two (2) garage spaces, minimum 19' x 19' clear, and
two (2) spaces in the driveway apron.
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Product C:
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Lot Dimensions: 65' x 100' min.
Front Yard
Setbacks:
Front yard setbacks for detached residences should vary for visual interest,
where possible, along through-streets.
1. Front entry garages 20' min. from back of sidewalk
2. Side entry garages IS' min. from back of sidewalk
3. . Front porch 14' min. from back of sidewalk
4. Front of house 20' min. from back of sidewalk
(All dimensions shall be from back of curb ifno sidewalk is constructed.)
Note: Sectional garage doors with automatic openers are required for all
residences with driveways less than 20 feet.
Side Yard
Setbacks:
1. Setback (typical) 7 feet min. sideyards
2. comer lots 10 feet min. on street side
Note: Allowances may be made for decreased sideyards to a minimum.
of5 feet on "pie shaped" lots.
Rear Yard
Setbacks:
Rear yard setbacks are important for establishing privacy and separation
between residences, as well as providing for usable recreation space.
15' min. with a 20' average
Architectural Projections: Eaves, fIreplaces, niches, bay windows, cantilevered floor area,
porches, and air conditioning equipment may project 2' into
required sideyards. but never closer than 3' from the property
line and 2' into required rear yard except air conditioning
equipment, which must be fully situated within the rear yard
set-back.
Residential Massing: Single story plans/elements are encouraged at corners and
throughout to break up 2-story massing. The maximum
building height shall be 35 feet.
Parking/Garages: Consideration shall be given to the placement, orientltion, and
treatment of the garages and garage doors. Two covered spaces.
are required. Suggested design criteria include:
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1. Designing the residence to extend forward of the garage
door( s)
2. Side entry garages
3. Split two-car and single-car garages
4. tandem bay for a 3-car garage
Provide two (2) garage spaces, minimum 19' x 19' clear, and
two (2) spaces in the driveway apron.
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g:pa\97-036\gp&ds
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