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HomeMy WebLinkAbout8.3 Trumark Study SessionCTTY CLERK # 0420-20 AGENDA STATEMENT CI'TY COUNCTL MEETTNG DATE: APRTL 18, 2000 SUBJECT: PA 99-030 Trumark Companies Study Session (Report prepared by: Andy Byde, Associate Planner) ATTACHMENTS: 1) 2) Area Map of subject property, including Scarlett Drive Site Plan and Project description · RECOMMENDATIO~ FINANCIAL STATEMENT: Provide Staff Direction None The 7.14-acre project site is located along the eastern side of Dougherty Road, immediately southeast of the Park Sierra apartment complex. The site is a segment of the former Southern Pacific Railroad right-of-way located between Dougherty Road and Dublin Boulevard. The railroad use of the property pre-dates 1937 however, within the last 20 years the tracks have been removed and the site has remained vacant. The U.S. Army Camps facility is located north and east of the subject property. The properties south of subject property include the Wright and Omernick properties. The Wright property contains Sherwin Williams Paints and two auto related uses. The Omernick property contains the American Building Components where Archstone Communities, a 177-unit apartment complex was approved by the City Council in December of 1999. In May of 1998, as a result of an application for a mini-storage facility (All Aboard Mini-Storage) on the subject property, the City Council initiated a General Plan Amendment Study to analyze General Plan land use alternatives for the railroad right-of-way property (subject property), the Wright Property, and the Omernick property (Archstone) which were designated in the Dublin General Plan as, Business Park/Industrial: Outdoor Storage. In March of 1999, the City Council modified the General Plan land use designations for the study area, to include the following land use designations for the area: Retail/Office and Medium-High Density Residential (14.1 to 25.0 units per acre). The combination of these land use designations would allow either a use type which fits into one of the designations (i.e., office, retail, or residential) or would allow a mixed use type such as medium high residential with office or retail located on the same site. The intent of the multiple designation was to provide flexibility for potential development of the site. PROJECT DESCRIPTION COPIES TO: Trumark Companies Internal Distribution ITEM NO. Previously, the applicant proposed a 71-unit townhome project (17.5 units per acre) on the site which was · scheduled to go before the Planning Commission in December of 1999. However, the applicant ultimately withdrew the project due to reported financial considerations of the proposed product type. Subsequently, in March of this year, the applicant resubmitted a new development plan which consisted of a duplex product type for the subject property. The new project consists of 61 duplexes, with private rear yards, at approximately 15- units per acre. A condition of project approval would require the applicant to construct Scarlett Drive, from Dougherty Road to Houston Place (the applicant has agreed to this condition, subject to receiving City Council approval of the proposed product type). Staff is before the City Council to solicit direction regarding this project. Specifically, staff has concerns regarding the proposed project's compatibility with the area. Staff's concerns are specific to the proposed lower density style units, with private rear yards adjacent to a high traffic volume street (Scarlett Drive). Scarlett Drive would be constructed to two lanes, with the capacity of being widened to four-lanes. Scarlett Drive would provide an attractive alternative for traffic traveling from south bound Dougherty Road to Eastern Dublin, by avoiding the Dougherty Road and Dublin Boulevard intersection. Given the existing high volumes of traffic on Dougherty Road, coupled with the proposed development within the Dougherty Valley, Scarlett Drive is anticipated to carry very high volumes of through traffic. Given the narrow width and the linear nature of the property, long expanses of sound walls would be necessary to block noise and visual access from the street to the proposed units and respective private rear yards. A higher density style project would be able to utilize portions of the building to block the sound from Scarlett Drive. Additionally, a higher density project would allow the City to further meet its housing goals within an area designated as appropriate for higher density housing. Conclusion Staff recommends that the City Council review Attachment 1 (project description and site plan of proposed project) and provide the following direction to Staff: · Is the proposed product type and resulting development plan appropriate given the proximity of Scarlett Drive · Is the lower density range of 15 units per acre appropriate for the area · ~'" '~i.ii~iI' "" 'lm::~;~]iII': "' "' · '": ' '"" '~':'~ ' ....,,,,..:...~..!~j½.][ .'... ... . : ...... -. . . ' ." '~' .' I .:? '. . ' . ' . ' . "..-.'.. . ... .:.. .. . . .'~:..~.?.///~. ,,. . -.: ~,. ?./,x,'/: · .:...- .'->- :: ':..: .':-' ":'... "-. ' '.'..-.!"'C.~.::.:.''' i.:..:.:.":.".'..."':'-:::?:'..:.:::..':-.:: :':-...':.'-.'..:..::'"': '"':" ":'"' ':' "" ':" '"' '.-:-'-.-:. :'... 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' Page 1 of 2 Date: To: From: Re: March 14, 2000 Dublin City Council Members Trumark Companies Scarlett Place Residential Project Written Statement City Council Study Session on April 18, 2000 Project Description The Scarlet Place application includes a request for a Planned Development Rezone and Tentative Subdivision Map. The project includes the development of a portion of a former railroad right-of-way that extends between Dougherty Road and Dublin Boulevard. The currently proposed neighborhood includes 60 attached duet homes on a total of approximately 4.0 acres resulting in a density of 15 units per acre. Scarlet Place is designed to create a sense of community with emphasis placed on architecture and landscaping. The new neighborhood includes two duet plans with sizes of 1,400 to 1,560 square feet. The proposed duet facades are preliminary and currently reflect a modified craftsman style of American architecture. The use of roof gables and the employment of the exterior finishes such as brick/stone veneers and wood accents contribute to the charm of Scarlet Place's design. Streetscape elements such as upgraded 24" box trees dispersed along public streets and within the project's interior will immediately provide mature attractive landscaping to the community. Enhanced paving at the project entrances adds a sense of richness at the pedestrian level. The perimeter wall includes a combination of attractive iron EVA gating, enhanced textured sound walls, lattice work fence details at visually prominent locations, and low 4-foot wood fencing that enhances views from the public streets of the site's landscaping and architecture. Table 1 below provides preliminary square footage information for each duet model and Table 2 provides additional site analysis information. ATTACHMENt" 4135 BLACKHAWK PLAZA CIRCLE · SUITE 280 ° DANVILLE, CA 94506-4668 ° (925) 648-8300 ° FAX (925) 648-3130 Page 2 of 2 Table 1: Duet Home Descriptions (Preliminary I Plan No. - No. of Units Plan 1- 22 duet homes Plan 2- 38 duet homes Plan 3- Optional at Plan 2 Locations Total: 60 Homes Floor Plan 3 bedrooms, 2.5 bathrooms, 2 story, 2 car garage 3 bedrooms, 2 bathrooms, 2 story, 2 car garage 3 bedrooms, 2 bathrooms, 2 story, 2 car garage lesign) Square Feet 1353 Sq. Ft. Living 400 Sq. Ft. Garage 1540 Sq. Ft. Living 400 Sq. Ft. Garage 1560 Sq. Ft. Living 400 Sq. Ft. Garage Table 2: Site Data Information Total Number of Units: 60 Residential Site Area (AC): 4.0+/- Units Per Acre Density: 15 Typical Building Heights: To be Determined -Approx. 27' Parking Total: 181 Unit Covered Parking;: 120 (2 spaces per unit) Guest Parking: 40 (. 67 spaces per unit) On-Street Parking: 21 (.35 spaces per unit) Parking Available Per Unit: 3.01 Reason for Request Trumark believes that the medium density residential uses associated with Scarlet Place provide a unique opportunity for the transition of vacant urban railway lands into contemporary homes for Dublin residents. The project would fulfill the city' s general plan designation of medium-high density residential (14.1-25 du/ac) by having a density of approximately 15 units/acre. The proximity of the BART station compliments the proposed Scarlet Place's residential density. The homes will add to the variety of new housing stock for the city of Dublin and the new residents will add to the property and sales tax revenues for the city. The Scarlet Place project will enable the building of roughly half of Scarlet Drive, which was previously planned within the City's 1998-2003 Capital Improvement Program for land acquisition and construction between Dougherty Road & Dublin Blvd. The City planned roadway and resulting configuration of the property has made the project a site planning challenge. The approximately 1,285 linear feet of street frontage on a newly planned public street has boosted development costs considerably in comparison to the remaining buildable land area this site has to offer (the widest portion of the site is 200 feet). After several site planning studies Tmmark has re-submitted the current plan in a problem-solving effort to achieve the City's overall agenda while also meeting the site & project's feasibility requirements. Trumark is eager to move forward with the Scarlett Place project and looks forward to the City Council's review and comments. Thank you.