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Home My WebLink About6.2 Pinn PD Prezon CITY CLERK FILE #450-30 AGENDA STATEMENT CITY COUNCIL MEETING DATE: October 1, 2002 SUBJECT: PUBLIC HEARING PA 02-024 Pinn Brothers Construction, Inc., Silveria/Haight/Nielsen Properties (Second reading) Planned Development Prezoning (Stage 1 Development Plan) Prepared by Janet Harbin, Senior Planner ~ ATTACHMENTS: 1. City coUncil Ordinance approving a Planned Development (PD) Prezoning and Stage 1 Development Plan (with the following Exhibits attached: Exhibit A -1, Prezoning; and, Exhibit A-2, Stage 1 Development Plan) RECOMMENDATION: 1. Open public hearing. 2. Receive Staff presentation and Public testimony. 3. Close public hearing and deliberate. 4. Waive the second reading and adopt the Ordinance (Attachment 1) approving a Planned Development (PD) Prczoning and Stage 1 Development Plan (with the following Exhibits attached: Exhibit A-l, Prezoning, and Exhibit A-2, Stage 1 Development Plan). PROJECT DESCRIPTION: An Ordinance approving a Planned Development Prezoning, Stage 1 Development Plan (see Attachment 2, ExhibitSA-1 and A-2), for 259 multi-family and single-family homes on approximately 107.7 acres on the Silveria, Haight and Nielsen properties located south and east of the proposed intersection of Tassajara Road and Fallon Road. Development is proposed only for the Haight and Silveria properties Under the development plan. The Nielsen property has one dwelling unit and no further development is proposed on the property. The project is proposed by Pinn Brothers Construction, Inc. and also requires an application to the Local Agency Formation Commission (LAFCo) for reorganization to facilitate annexation to the City. The Nielsen property, although it is not proposed for development at this time, is being included in the annexation request to avoid the creation of a coUnty island. Under the Cortese-Knox-Hertzberg Local Government Reorganization Act which establishes procedures for annexations by local agencies, the City must "prezone" a property to be annexed to an appropriate zoning district that will enable future implementation of a development plan. As these properties are within the Eastern Dublin Specific Plan area, the appropriate zoning district to be applied to the land is a Planned Development District. The proposed land uses are as shown on Exhibit A-2 of Attachment 1 and are consistent with the Eastern Dublin Specific Plan and General Plan. The draft PD District provisions are contained in the Stage 1 Development Plan and specify the intent, intensity of use, and permitted and conditional uses of the land COPIES TO: Applicant Property Owner PA File Project Manager ITEM NO. use designations in accordance with the Specific pl~ ~d General Plan. As required by the Dublin Zoning Ordinance, the Stage 1 Development Plan includes the maximum number of residential units and non-residential square footages (see Exhibit A-2 to Attachment 1), No development may occur until a Stage 2 Development Plan is adopted by the City identifying regulations for the improvement and maintenance of the property in accordance with Dublin's Zoning Ordinance. Planning Commission Action On July 9, 2002, recommended the Prezoning and Development Plan to the City Council for approval. City Council Action On September 17, 2002, the City Council heard a presentation from Staff and the Applicant for the project, and received comments from the Public on the project. At the public hearing, the City Council approved a Pre-Annexation Agreement with the developer and property owner, and directed Staff to file an application with the Local Agency Formation Commission (LAFCo) for Reorganization and Annexation. Additionally, the City Council waived the first reading of the Ordinance adopting the Planned Development Prezoning and Stage 1 Development Plan for the Pinn Brothers Construction, Inc. project and the development of the SilveriaJHaight/Nielsen properties. ANALYSIS: As required by the City of Dublin Municipal Code, a second reading of the proposed Ordinance is necessary prior to final adoption of the Planned Development Prezoning and Stage 1 Development Plan. RECOMMENDATION: Staff recommends the City Council: 1) Open the public hearing; 2) Receive Staff presentation and Public testimony; 3) Close public hearing and deliberate; 4) Waive the second reading and adopt the Ordinance (Attachment 1) approving a Planned Development (PD) Prezoning and Stage 1 Development Plan (with the following Exhibits attached: Exhibit A-l, Prezoning, and Exhibit A-2, Stage I Development Plan) for PA02-024. g:\pa02024\CC-sr2ndreading.doc ORDINANCE NO. XX-02 AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING MAP TO PREZONE PROPERTY AND APPROVING A RELATED STAGE 1 DEVELOPMENT PLAN FOR 107.7 ACRES WEST OF TASSAJARA ROAD AND AT THE INTERSECTION OF FALLON ROAD PA 02-024 The DUblin City Council does ordain as follows: SECTION 1: Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is amended to prezone the following property ("the Property") to a Planned Development Zoning District: Approximately 107.7 acres generally located in an unincorporated area of Alameda County bounded by Tassajara Road to the west and at the intersection of Fallon Road to the north and south and encompassing 3 properties and the contiguous right-of-way known as Tassajara Road, located north of the current City Limits and within the Eastern Dublin Specific Plan area (APNs: 985-0002-008-02, 985-0002-007-01,985-0002-009). A map of the prezoning area is shown below: SECTION 2. The regulations of the use, development, improvement, and maintenance of the Property are set forth in the Prezoning and Stage 1 Development Plan for the Project Area (Exhibits A-1 & A-2, hereto) which are hereby approved. Any amendments to the Stage 1 Development Plan shall be in accordance with sectiofi 8.32.080 of the Dublin Municipal Code or its successors. SECTION 3. No development shall occur on this property until a Stage 2 Development Plan has been adopted by the City. Except as provided in the Stage 1 Development Plan, the use, development, improvement and maintenance of the Property shall be governed by the provisions of the Dublin Zoning Ordinance. SECTION 4. The goals and policies of. the Eastern Dublin Specific Plan require annexation and new development to be revenue neutral. Prior to the submittal of the annexation request to the Alameda County Local Agency Formation Commission (LAFCo), at least one, or more, property owner(s) within the annexation area will be required to enter into a pre-annexation agreement with the City. The agreement will assure that the financing goals and policies of the Specific Plan are met. SECTION 5. This Ordinance shall take effect and be enforced upon the effective date of the annexation, and the approval of the Prezoning, PA 02-024, shall be valid for two years from the date of approval. 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. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 1st day of October 2002, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk GSPA#X2002\02-024\CC-PDord.doc ~ 11 Exhibit A-1 PREZONING STAGE 1 DEVELOPMENT PLAN PINN BROTHERS CONSTRUCTION, INC./SILVERIA, HAIGHT, AND NIELSEN PROPERTIES (PA 02-024) This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for the Pinn Brothers Construction, Inc./Silveria, Haight, And Nielsen Properties project, generally located in an unincorporated area of Alameda County bounded by Tassaj ara Road to the west and at the intersection of Fallon Road to the north and south and encompassing 3 properties and the contiguous right-of-way known as Tassajara Road, located north of the current City Limits and within the Eastern Dublin Specific Plan area (APNs: 985-0002-008-02, 985-0002-007-02, 985-0002-009). This Development Plan meets all of the requirements for Stage 1 review of the project. This Development Plan is also represented by the Aerial Photo, Stage 1 Site Plan, Stage 1 Phasing Plan, Conceptual Landscape Plan, Land Use Summary Table, and Street Sections sheets dated June 14, 2002 labeled Exhibit A-2 to the Ordinance approving this Development Plan (City Council Ordinance No. 02 - ), and on file in the Planning Department. The Planned Development District allows the flexibility needed to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan, Eastern Dublin Specific Plan, and provisions of Section 8.32 of the Zoning Ordinance are satisfied. 1. Zoning: This PD Planned Development Zoning District is to provide for and regulate the development of the Pinn Brothers Construction, Inc./Silveria, Haight, And Nielsen Properties as shown on Exhibit A-2. (General Plan land use designations include: Rural Residential/Agriculture, Single Family Residential, Medium Density Residential, and Medium- High Density Residential). 2. Permitted Uses: The following are uses permitted for this site: A) PD Rural Residential/Agricultural Intent: Rural residential Agriculture land use designations are established to accommodate agricultural activities and other open space uses, such as range and watershed management. They are also established to provide space for and encourage such uses in places where more intensive development is not desirable or necessary for the general welfare. Intensity of Use: .01 dwelling unit per acre Permitted Uses: Agricultural Accessory Use- Office Animal Keeping- Residential Community Care Facility- Small Mobile Home Single Family Residence Small Family Day Care Home EXHIBIT Conditional Uses: Agricultural Housing Agricultural Processing Animal Keeping- Agricultural Animal Keeping- Commercial Animal Sales and Services Bed and Breakfast Inn Bird Keeping- Commercial Caretaker Residence Community Facility Crop Production Farm Mobile Home Horse Keeping Horse Stable/Riding Academy Home Occupation Large Family Day Care Home Plant Nursery Recreational Facility- Outdoor Temporary Uses: Temporary Construction Trailer Temporary Mobile Home/Manufactured Home Arts and Crafts Fair Festival Street Fair Accessory Uses: All Accessory Uses shall be in accordance with Section 8.40. of the Dublin Zoning Ordinance B) PD Single Family Residential Intent: Single Family land use designations are established to: a) reserve appropriately located areas for family living at reasonable population densities consistent with sound standards of public health and safety; b) ensure adequate light, air, privacy and open space for each dwelling; c) provide space for semi-public facilities needed to complement urban residential areas and for institutions that require a residential environment; and d) accommodate single family housing, including a wide range of units from small-lot and zero-lot line units to large lot estate units. Intensity of Use: .9 - 6.0 dwelling units per acre Permitted Uses: Active adult community Community care facility/small (permitted if required by law, otherwise as conditional use) Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance Private recreation facility (for homeowners' association and/or tenant use only) Single family dwelling Small family day care home Conditional Uses: Active Adult/Senior community w/group services (centralized meal service, group activities, etc.) Ambulance service Bed and breakfast inn Day care center Large family day care home Parking lot - residential Religious facility Second unit, temporary mobile home or permanent structure School/private Second unit in accordance with Dublin Zoning Ordinance Temporary Uses: Temporary construction trailer Tract and sales office/model home complex Accessory Uses: All Accessory Uses shall be in accordance with Section 8.40. of the Dublin Zoning Ordinance C) PD Medium Density Residential Intent: Medium Density land use designations are established to: a) reserve appropriately located areas for family living in a variety of types of dwellings at a reasonable range of population densities consistent with sound standards of public health and safety; b) preserve as many as possible of the desirable characteristics of the one-family residential district while permitting higher population densities; c) ensure adequate light, air, privacy and open space for each dwelling unit; d) minimize traffic congestion and avoid the overloading of utilities by preventing the construction of buildings of excessive size in relation to the land around them; e) provide necessary space for off-street parking of automobiles and, where appropriate, for off-street loading of trucks; and f) protect residential properties from the hazards, noise and congestion created by commercial and industrial traffic. Intensity: 6.1 - 14.0 dwelling units per acre Permitted Uses: Community care facility/small (permitted if required by law, otherwise as conditional use) Home occupations (per Chapter 8.64 oft he Dublin Zoning Ordinance) Multi-family dwelling Private recreation facility (for homeowners' association and/or tenants use only) Single family dwelling Small family day care home Conditional Uses: Active Adult/Senior community with group and life care services Bed and breakfast inn Boarding house Day care center Large family day care home Parking lot - residential Religious facility School/private Community center Accessory Uses: All Accessory Uses shall be in accordance with Section 8.40. of the Dublin Zoning Ordinance Temporary Uses: Temporary construction trailer Tract and sales office/model home complex D) PD Medium-High Density Residential Intent: Medium High Density land use designations are established to: a) reserve appropriately located areas for family living in a variety of types of dwellings at a reasonable range of population densities consistent with sound standards of public health and safety; b) preserve as many as possible of the desirable characteristics of the one-family residential district while permitting higher population densities; c) ensure adequate light, air, privacy and open space for each dwelling unit; d) minimize traffic congestion and avoid the overloading of utilities by preventing the construction of buildings of excessive six in relation to the land around them; e) provide necessary space for off-street parking of automobiles and, where appropriate, for off-street loading of trucks; and f) protect residential properties from the hazards, noise and congestion created by commercial and industrial traffic. Intensity of Use: 14.1 - 25.0 dwelling units per acre Permitted Uses: Community care facility/small (permitted if required by law, otherwise as conditional use) Home occupations (per Chapter 8.64) Multi-family dwelling Private recreation facility (for homeowners' association and/or tenants use only) Small family day care home Conditional Uses: Active Adult/Senior community with group and life care services Bed and breakfast inn Boarding house Community care facility/large Day Care center Large family day care home Parking lot - residential Religious facility School/private Accessory Uses: All Accessory Uses shall be in accordance with Section 8.40. of the Dublin Zoning Ordinance Temporary Uses: Sales office/model home complex Temporary construction trailer Arts and Crafts Fair E) Existing Agricultural and Residential Uses Intent: To allow all existing residential and agricultural uses that were in existence prior to the effective date of annexation. These uses shall be allowed to continue until such time the landowner of this property applies for a Specific Plan as applicable, and Stage 2 Development Plan in accordance with Section 8.32 of the Dublin Zoning Ordinance, to develop the property. Any minor expansion of any existing uses shall be subject to review and approval by the Director of Community Development. Permitted Uses: Existing residential and agricultural uses in effect prior to the effective date of annexation Similar and related uses (to the existing residential and agricultural uses) shall be determined by the Director of Community Development 3. Dublin Zoning Ordinance - Applicable Requirements: Except as specifically modified by the provisions of this Planned Development District Prezoning/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 District Prezoning. 4. Lot Coverage: The Zoning Ordinance allows a maximum lot coverage of 35% for two-story dwellings and 40% for single-story dwellings. The actually lot coverage of the dwelling units within the project will be reviewed at the Stage 2 Development Plan to determine if the units meet the established criteria. 5.~Phasing Plan. Refer to Exhibit A-2, stage 1 Development Plan, Phasing Plan. 6.Landscaping Plan. Refer to Exhibit A-2, Stage 1 Conceptual Landscaping Plan. 7. Inelusionary Zoning Ordinance. The City Council has adopted a policy stating its intent that new projects, including this project, will be subject to the Inclusionary Zoning Ordinance, as amended, which requires that 12.5% of the units be inclusionary units affordable to persons of very low, low and moderate incomes and only a portion of these units (7.5%) are allowed to be satisfied through payment of in-lieu fees. The project will, in general, be subject to the effective Inclusionary Zoning Ordinance. Implementation of the ordinance will be identified when the Stage 2 Development Plan is prepared and submitted for the property in the project area. Exhibit A-2 LAND USE SUMMARY TABLE PHASE PROPOSED LAND USE DENSITY ACREAGE ± UNITS NUMBER (Dwelling units per (Not including acre) Tassajara Road or Fallon Road) 1 Medium Density Residential 6.7 16.7 112 South of Fallon Road Medium High Density Residential 15.0 6.4 96 Rural Residential .1 10.0 1 (Existing Nielsen Residence) 2 Single Family 3.9 12.8 50 North of Residential Fallon Road Remaining Undeveloped/Rural Residential 0 61.8 0 acreage TOTAL 107. 7 259 GENERAL PLAN COMPARISON GENERAL PLAN LAND USE PROPOSED PROPOSED PROPOSED EAST DUBLIN DESIGNATION DENSITY (Average ACREAGE ± NUMBER SPECIFIC PLAN dwelling units per OF UNITS (Allowed Units) acre) Rural Residential (1 du/100 acre) .02 52.7 0 1 Rural Residential (1 du/100 acre) .10 10.0 1 1 (Existing) Single Family Residential 3.9 12.8 50 7 (0-6 du/acre) Medium Density Residential 6.7 16.7 112 135-309 (6-14 du/acre) Medium High Density 15.0 6.4 96 82-152 Residential (14-25 du/acre) Tassajara Road/Fallon Road 0 9.1 N/A N/A R.O.W TOTAL NEW UNITS 107.7 259 226-470 EXHIBIT A-z ,J~i~v 1 3 2002 Aerial ?hot~~q~12J~ Silveria, 'Height & Nielsen PrOpe~ies Stage 1 Si~e Plan Silveria, Ha:i~jht & Nielsa¢~P~ro~er~ies · S~cage 1 Phasing Pian Siiveria, Haigtqt e~ Nielsen Properties Dublin. California~ ~i' ~'* ~, ~.~ ~* ' ~ EHTflY FEATURE V~ITU.SP. ACIg*L LANDSCAPE FEATURES AND LANO~CAPE TO CO~FORM TO /I,I ) I .,__// jIj~! 1 :)2002 //., // -~_-~.2~ Conceptual Landscape Plan .-~- Silveria, Haight & Nielsen Prope~ies Dublin, California ~.** ,