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HomeMy WebLinkAbout01-009 StdySssionDbRch08-28-2001 AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: August 28, 2001 SUBJECT: STUDY SESSION - PA 01-009 Toll Brothers - Dublin Ranch Areas G - Site Development Review. (Report Prepared by: Michael Porto, Planning Consultant) C~ ATTACHMENTS: 1. Area G Overall Project Description (Map) RECOMMENDATION: The Planning Commission is not being asked to make any decision at this meeting. This is a Study Session to acquaint the Planning Commission with the overall project in preparation for future Public Hearings. DESCRIPTION: The ultimate application will be for a Site Development Review and Tentative Tract Maps for the four neighborhoods that comprise Area G of Dublin Ranch. This Area has generally been referred to as the "Town Center" of the Dublin Ranch project. The purpose of this Study Session is to provide the Planning Commission with a general overview of the various sites, the number of dwelling units and the design concepts of those units. No decision will be made at this meeting, as the formal applications will be brought before the Planning Commission later this year. The formal review of each project may be presented to the Planning Commission separately; therefore, it seemed appropriate to provide this introduction and overview of the overall residential component of the Town Center plan. BACKGROUND: The Planning Commission, at their meeting of January 25, 2000, recommended to the City Council that they consider approving a Stage I and Stage II Planned Development rezoning lbr Area G. That Resolution, 00-04 included all of the necessary findings and accompanied many other items relative to the Town Center development that were approved at that meeting. At their meeting of February 15, 2000, the City Council considered Ordinance No. 6-00 rezoning portions of Dublin Ranch (specifically Area G - PA 98-069). Upon the effective date of the Ordinance, the Area G portion of the overall Area F, G and H Plan had project specific zoning. The Planning Commission, as a part of the rezoning process considered all of the land use types, densities and development standards that were a part of the applicant's submittal. The approval of that document set forth all of the criteria that would be needed to take development of that area to Site Development Review. The current application is for a Site Development Review and Tentative Map approval for the four residential areas contained in Area G. mmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmm~mmmmmmmmmmmmm ..... mmmmmmmmmmmmmmmmmmmmmm~m COPIES TO: Applicant Property Owner PA File Project Manago~ ITEM NO./, / There are four individual sites designated for both medium-high and high-density residential development within Area G. The four sites are currently designated MH-1, MH-2, H-1 and H-2. It is the applicant's intention to offer "for sale" housing on these four sites and it is this desire by the applicant that is triggering the need for Tentative Tract maps for each site. Condominiums are being proposed on all four sites. Toll Brothers acquired all of the residential parcels referenced from the Lin's alter the Lin's completed the zoning of the property. Where we could be talking with several developers, Toll will be designing and processing toward approval both the SDR and Tentative Maps for the four sites. Because Toll Brothers will be developing the four properties, they have developed a hierarchy of design and square footage areas for the units so that one product will slightly over lap the other. DISCUSSION: As a part of the General Plan and Specific Plan Amendment for the property in question, minimum and maximum densities were established for each site. The applicant has prepared a design development plan that averages the densities to achieve (as close as possible) the approved 1,404 dwelling units. Included for reference below are some of the approximate statistics regarding each site. Site MH-I: This is the lowest density site. Located in the northwest quadrant of Area G, along Central Parkway, this approximate 9 acre site is proposed to incorporate 200 dwelling units. The density is approximately 22 dwelling units to the acre. The units are proposed to be half level walk-ups with some units having a third story loft space. Vehicular access will be by an on-site loop road with curvilinear motor courts. Sizes will range between 1,209 and 2,042 square feet and are designed in a side-by-side style. Garages will be in a tandem and side-by-side configuration and the current design is slightly below the City's required parking ordinance. Site MH-2: The applicant is still finalizing this site design. As we currently know it, this irregularly shaped parcel is located in the northeasterly portion of Area G and is comprised of I 1.6 acres. There are currently 281 units proposed at a density of 24 dwelling units to the acre. The design of the units will be similar to the existing Vineyards project constructed by Toll and currently being completed and occupied across from the City's Emerald Glen Park. The units will be side-by-side units with some units built over others. Vehicular access will be by an interior loop road with garage access of motor courts. There will be a total of 704 parking spaces. Each unit will have a two-car garage. Site: H-I: This site, located adjacent to Dublin Boulevard in the southwestern comer of Area G, encompasses 8.7 acres and proposes a unit count of 288 dwelling units. Site density will be 33 dwelling units to the acre. This site will utilize a combination of side-by-side townhomes and stacked flat condominiums with the side-by-side units being of a "walk-up" design. The overall site circulation will be by an on-site loop road. Parking will be partially under ground, with each unit having a separate garage accessed by a subterranean driveway. A final parking count is not available at this time. Site H-2: The largest of the sites, 10.6 acres is also irregularly shaped. There arc 628 units proposed for the site with a density approaching 60 dwelling units to the acre. This project can be referred to as a podium building with two levels of parking below grade similar to the Toscana project the Plaiming Commission toured last year. The applicant is proposing a total of 8 buildings over parking. The unit 2 configuration is comprised of 428-stacked flats and 146 townhomes. The stacked flats are in a four-story configuration and the townhomes are two-story and stacked above each other. The utilization of the site and unique layout of the units is new and innovative. One thousand four hundred and seventy five (1475) parking stalls are proposed creating a ratio of approximately 2.3 parking stalls per unit. Many of the units are one bedroom and as such a parking reduction might be appropriate. There is no on-site vehicular circulation as guests will be required to park in the parking structures and ride elevators or climb stairs to the units themselves. The product is raised above the adjacent streets. Floor plans range between 841 square feet up to 1,300 square feet. CONCLUSIONS: The total number of dwelling units proposed for the four development areas within Area G on the Specific Plan and the Zoning was 1,404. The current designs prepared by the applicant approximate 1,391. This 13-unit deficit is slightly less than 1% of the original number of units proposed. The four products span a floor plan range of 841 square feet up to almost 2,100 square feet. The design of each product is separate and distinct for each other, which will create a visually pleasing unit mix and an urban residential environment. The development of this property, in the scale and manner proposed by this applicant, is unlike anything else being constructed in the Bay Area. RECOMMENDATION: No action is required by the Planning Commission. Staff and the applicant will cach make presentations and the Planning Commission is invited to ask questions and review the project prior to the actual hearings on the neighborhoods. A:areagstudysession 3 Neighborhood Park UNIT SUMMARY MH1 200 units MH2 277 units H1 289 units H2 628 units TOTAL 1394 units InAOKAY&SOInPS ' '":'>%.'<.. AREA G Dublin Ranch Dublin, California NORTH O' 250' 500' 1000' I ,~rTAC H M E NT~ugust'