HomeMy WebLinkAboutOrd 13-09 Arroyo Vista Plan Dev RezoneORDINANCE NO. 13-09
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
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APPROVING A PD-PLANNED DEVELOPMENT REZONE AND A RELATED STAGE1/STAGE 2
DEVELOPMENT PLAN FOR ARROYO VISTA LOCATED AT
6700 DOUGHERTY ROAD
(APN 941-0007-001-07)
PA 07-028
THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. RECITALS
A. This Ordinance rezones the subject property located at 6700 Dougherty Road from PD,
Planned Development (1418 ZU) to PD, Planned Development (PA 07-028) with a Stage 1/Stage 2
Development Plan.
Section 2. FINDINGS AND DETERMINATIONS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows:
The Arroyo Vista Planned Development Zoning, including a Stage1/Stage 2 Development
Plan, meets the purpose and intent of Chapter 8.32 because: it provides a comprehensive
development plan that is tailored to the Residential and Public/Semi-Public land uses
proposed on the Project Site and creates a desirable use of land that is sensitive to
surrounding land uses by virtue of the layout and design, which is adjacent to residential
development and Dougherty Road.
2. The PD rezone with Stage 1/Stage 2 Development Plan for Arroyo Vista will be harmonious
and compatible with existing and potential development in the surrounding area in that: 1)
the land uses and Site Plan establish a Residential and Public/Semi-Public development; 2)
the proposed Project is consistent with the type of development, residential, envisioned in
the General Plan, as amended, and. also provides space for Public/Semi-Public land uses;
3) the Project Site has been designed to reduce impacts on the adjacent residential uses
and to be compatible with the residential development in the vicinity; 4) the Development
Plan will provide for housing to meet the City's need for affordable units and will provide a
daycare facility which will provide aSemi-Public facility to meet the needs of the residents
in the vicinity; and 5) the Project has been attractively designed and is compatible with the
neighborhood in which it is located.
B. Pursuant to Section 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as
follows:
The PD rezone with Stage1/Stage 2 Development Plan for Arroyo Vista will be harmonious
and compatible with existing and potential development in the surrounding area in that: 1) the
land uses and Site Plan establish a Residential and Public/Semi-Public Project; 2) the
proposed Project is consistent with the type of development, residential, envisioned in the
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General Plan, as amended, and also provides space for Public/Semi-Public land uses; 3)
the Project Site has been designed to reduce impacts on the adjacent residential
developments and to be compatible with the residential uses in the vicinity; 4) the
Development Plan will provide for housing to meet the City's need for affordable units and
will provide a daycare facility which will provide aSemi-Public facility to meet the needs of
the .residents in the vicinity; and 5) the Project has been attractively designed and is
compatible with the neighborhood in which it is located.
2. The Project Site is physically suitable for the type and intensity of the zoning district being
proposed because: 1) the residential portion of the Project Site will have a density of 15.9
units per acre which is consistent with the amended General Plan land use designation of
Medium/High-Density Residential land use designation; 2) the daycare will have a Floor
Area Ratio of .22 which is consistent with the maximum FAR for Public/Semi-Public land
uses in the General Plan; 3) the Site is accessible by three entrances off of Dougherty
Road an existing street; 4) the Development Plan will provide for housing to meet the City's
need for affordable units and will provide a daycare facility which will provide aSemi-Public
facility to meet the needs of the residents in the vicinity; and 5) the Site is currently
developed with residential uses and is relatively flat, and is therefore physically suitable for
the type and intensity of the proposed Planned Development Zoning district.
3. The PD rezoning with Stage1/Stage 2 Development Plan 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 because: the Project will comply with all applicable development
regulations and standards and will implement all applicable mitigation measures in the
Arroyo Vista Environmental Impact Report and the Environmental Assessment (Finding of
No Significant Impact pursuant to the National Environmental Policy Act).
4. The PD rezoning with Stage1/Stage 2 Development Plan is consistent with the Dublin
General Plan because: 1) the proposed residential development, community building and
daycare facility is consistent with the amended General Plan land use designations of
Medium/High Density Residential and Public/Semi-Public; 2) the proposed Project is
consistent with the City's goal of developing Public facilities within the City to meet the
needs of the residents; 3) the residential development will provide affordable and market-
rate housing as well as a mix of housing types which is consistent with the General Plan
Land Use and Circulation Element Goal A and Policy C; 4) the Project proposes efficient
and higher intensity use on a relatively flat site that minimizes grading requirements and
potential environmental and aesthetic resources consistent with General Plan open space
policy; 5) consistent with the General Plan circulation element policy, the City will continue
to periodically monitor the Dublin Boulevard/Dougherty Road intersection over time to
determine if transportation measures to improve levels of service are necessary; 6) the
Project provides pathway connectivity within and through the site as well as a focal point
through the child care and community centers consistent with the General Plan
sustainability element; and 7) the Project includes an attractive development with new
dwellings, new daycare and landscaping which will promote visual interest of the Site from
the adjacent properties and the street and will promote a pedestrian friendly environment
once the Project is complete.
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C. Pursuant to the California Environmental Quality Act (CEQA), on September 29, 2009, the City
Council adopted Resolution No. 133-09 certifying an Environmental Impact Report (EIR) (SCH
#2007122066) and making all required findings, which resolution is incorporated herein by
reference.
D. On September 29, 2009, the City Council adopted Resolution No. 134-09 approving the
companion General Plan Amendment for the Project, which resolution is incorporated herein
by reference.
Section 3. ZONING MAP AMENDMENT.
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Dublin Zoning Map is
amended to rezone the following property ("the Property") to a PD-Planned Development district:
24.13± gross acres within APN 941-0007-001-07 DOC 1986 277644 for PA 07-028.
A map of the rezoning area is shown below:
Section 4. STAGE 1/STAGE 2 DEVELOPMENT PLAN
The regulations for the use, development, improvement, and maintenance of the subject property are
set forth in the following Stage 1/Stage 2 Development Plan, which is hereby approved. Any
amendments to the Stage 1/Stage 2 Development Plan shall be in accordance with Section 8.32.080
of the Dublin Municipal Code.
Page 3 of 10
1. Statement of uses.
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 size in relation to the land around them; and e) provide
necessary space for off-street parking of automobiles.
Permitted Uses
Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning
Ordinance
Animal Keeping -Residential
Community Building with Community Serving Uses (for use by the residents of Arroyo Vista only)
Community Care Facility/small (permitted if required by law, otherwise as conditional use)
Home Occupations (per Chapter 8.64 of the Dublin Zoning Ordinance)
Leasing Office (for leasing on-site units only) and Offices Related to the Affordable Housing
Project (Eden Housing portion of the Site)
Multi-Family Dwelling
Private Recreation Facility (for homeowners' association and/or tenants use only)
Single Family Residence
Small Family Day Care Home
Similar and related uses as determined by the Community Development Director
Conditional Uses
Community Facility
Community Care Facility/Large
Day Care center
Large Family Day Care Home
Parking Lot -Residential
Semi-Public Facilities
Similar and related uses as determined by the Community Development Director
The reviewing body for these conditional uses shall be the same as the reviewing body for the
uses in the R-M, Multi-Family Residential) Zoning District listed in Chapter 8.12, Zoning District
and Permitted Uses of Land, of the Zoning Ordinance.
Temporary Uses
Please refer to Zoning Ordinance Chapter 8.108 for a list of permitted temporary uses and permit
procedures.
PD-Public/Semi-Public
Intent. Public/Semi-Public land use designations are established to provide Quasi-Public uses,
such as daycare centers, private schools, theaters and other similar uses which benefit the
community.
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Permitted Uses
Uses including but not limited to:
School (private)
Day Care center
Community Center
Similar and related uses as determined by the Community Development Director
Conditional Uses
Community Facility
All other uses deemed to be consistent with the General Plan land use designation of
Public/Semi-Public, as determined by the Community Development Director.
The reviewing body for these conditional uses shall be the same as the reviewing body for the
uses in the R-M, Multi-Family Residential) Zoning District listed in Chapter 8.12, Zoning District
and Permitted Uses of Land, of the Zoning Ordinance.
Temporary Uses
Please refer to Zoning Ordinance Chapter 8.108 for a list of permitted temporary uses and permit
procedures.
2. Stage 1 and Stage 2 Site Plan.
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3. Site area, proposed densities, maximum number of residential units, maximum square
footage of non-residential area.
Land Use Gross Net Density Maximum Number Maximum Non-
Designation Acres Acres of Dwelling Units Residential Square
Foota e
Medium/High 23.46 14
1 to 25
0 378 3,200 Square Feet*
Density 23.79 .
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units per acre
Residential
Public/Semi- 0
34 0.34 50 FAR 0 7,405 Square Feet
Public Facilities . ,
"Community t3uilding
Page 5 of 10
4. Development Regulations.
Eden Housing (Affordable Pro'ect) Minimum
Minimum Setbacks _ ____
Building to Dougherty Road Property
Line 15'
Building to West Property Boundary 15'
Maximum Lot Covera a 60%
Maximum Floor Area Ratio
(Public/Semi-Public land use
desi nation .50 FAR
Maximum Buildin Hei ht 45' and 3 stories
Accesso Structures Per Zonin Ordinance
Parkin Spaces Required
Affordable Apartments 1.82 parking stalls per unit
Senior Apartments 0.76 parkin stalls per unit
Childcare Facility 1 per employee plus1 parking or loading space per
5 children
Communit Buildin 10
Citation Homes Central (Market Rate Units) Minimum
Attached Houses Minimum Setbacks
Building to Dougherty Road Property Line 10'
Buildin to Public Street Ri ht-of-Wa 10'
Detached Houses Minimum Setbacks
Front Yard 8' 4' from porch
Rear Yard 0'
Side Yard 4'
Minimum Lot Size -Attached 1,950 Square Feet
Maximum Lot Covera a 78%
Maximum Buildin Hei ht 40' and 3 stories
Accesso Structures Per Zonin Ordinance
Parkin Spaces Required
Attached Houses 2 stalls located inside a garage with a
minimum unobstructed dimension of 20 feet x
20 feet plus 0.5 uest arkin stall per unit
Detached Houses 2 stalls located inside a garage with a
minimum unobstructed dimension of 20 feet x
20 feet plus 1 guest parking stall per unit
General Residential Yard Provisions:
Air conditioning units for the detached units shall be screened from view and located in the
side yard. Air conditioning units may be located on the property line as long as one side
maintains a minimum 3 foot wide unobstructed (clear) path from the front yard to the alley.
Air conditioning units for the attached houses shall be located at grade and shall be screened
from view.
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5. Architectural Standards.
All improvements in this Zoning District shall be well designed and shall compliment the character
and design of the surrounding neighborhood. All improvements and future improvements shall be
compliment the design of the existing buildings and shall enhance the Site and be harmonious
with high standards of improvements in the surrounding area. Future improvements shall be
consistent with the purpose of Chapter 8.104, Site Development Review, in the Zoning Ordinance.
All unsightly uses shall be screened from view. All equipment including HVAC units, conduits,
piping, fire risers and trash containers shall be completely screened from view.
Eden Housing Project
The Eden Housing portion of the Project will be located in the center of the Arroyo Vista
development. The overall design of this portion of the Project is the farmhouse design, with
variations between each of the buildings, to complement the historical rural character of the City of
Dublin. The Eden Housing portion of the project will consist of up to 180 affordable rental units
("Rental Component" of the project).
Family Apartments
The family apartment portion of this Project will have four different building types. Each unit will
have a front porch and a small deck.
The buildings within Eden Housing's portion of the Project have been designed with the
farmhouse architectural theme. The farmhouse architectural style can be characterized through
the use of simple materials and colors with shed roofs and windows. Materials which complement
the design theme will be used on all of the elevations.
Citation Homes Housing
The Citation Homes Central portion of the Project will be located adjacent to Dougherty Road and
on the northern and southern portions. of the property. The Citation Homes Central portion of the
project will consist of up to 198 for-sale dwelling units ("For Sale Component"). The attached
housing product is located adjacent to Dougherty Road and on the southern portion of the Site.
The Applicants have proposed to use three different architectural designs: Craftsman,
Contemporary American West and Cape Cod to complement the farmhouse design of the Eden
Housing portion of the Project. While the Citation Homes Central architectural themes are different
than the Eden Housing design theme, the use of an American architectural style will reinforce the
connection between the affordable and market rate portions of the Project.
The front elevation of the single-family detached houses will face a landscaped paseo which is
connected to the street by a sidewalk. The paseo will be landscaped with trees, shrubs and
grasses. The garage to the houses can be accessed via an auto court.
Cape Cod Design
The design of these houses includes details such as gable roofs and covered front porches.
Materials include stucco and horizontal wood siding, with horizontal wood siding comprising most
of the building. Shutters are also used.
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Contemporary American West Design
The Contemporary American West elevations incorporate architectural details which are
consistent with this design theme. The use of rustic materials, including board and batten,
horizontal wood and stucco siding will be used. Architectural details include the use of decorative
wood trim, window ledges, attractive window frames, the use of muntins (grids) and shutters. A
combination of porticos and covered porches will be used at the entrances to the units to promote
visual interest.
Craftsman Design
Three different versions of the Craftsman design will be used in this Project. The Craftsman
design theme features wood accents, variety of materials and gable roofs. For variety, a
combination of stucco, wood shingle siding and horizontal wood siding will be used on the front
elevation. Corbels and other wood accents, such as ledges, will also be used on this elevation to
promote visual interest and in keeping with the craftsman theme.
Enhanced Side Elevations
In some cases, one of the sides of the house may face the street. When this situation occurs, an
enhanced elevation will be used so that the portion of the house facing the street includes
architectural details for visual interest, rather than a blank wall.
6. Preliminary Landscaping Plan.
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Construction of the Project shall be done in accordance with the Disposition and Development
Agreement for the Redevelopment of Arroyo Vista between the City and the developers, in effect
at the time of construction.
8. Statement of Consistency with General Plan.
The PD rezoning and related Stage 1/Stage 2 Development Plan is consistent with the General
Plan as amended through Resolution 134-09, approving the companion General Plan
Amendment.
Page 8 of 10
9. Inclusionary Zoning Regulations.
The affordable portion of the Project (Rental Component) and the market-rate portion of the
Project (For Sale Component} shall comply with the City's Inclusionary Zoning Regulations
(Chapter 8.68 of the Zoning Ordinance} unless the City Council by resolution grants waivers of the
requirements of Chapter 8.68, including but not limited to the affordability, dispersal, bedroom
size, concurrent construction and preference point requirements of Chapter 8.68.
The concurrent construction requirement of the Inclusionary Zoning Regulations (Section
8.68.030.D of the City's Zoning Ordinance) can be waived by the City Council by resolution if all of
the following are met: (a) the affordable for-sale units in the For-Sale Component are constructed
concurrently with the market rate for-sale units in the For-Sale component to a maximum of 126
for-sale units (112 market units and 14 affordable units); and (b) no building permit shall be issued
for any units in the For-Sale Component in excess of 126 units unless [i] the developer of the
Rental Component has secured financing for the entire Rental Component, to the satisfaction of
the City Manager; [ii] the developer of the For Sale Component constructs affordable units that,
together with the 14 affordable units, satisfy the Inclusionary Zoning Regulation's requirements for
the For-Sale Component; or [iii] the developer of the For Sale Component pays fees in lieu of
constructing the remaining affordable units required for compliance with the Inclusionary Zoning
Regulation's 12.5% requirement for the For-Sale Component. In the event that the developer of
the For Sale Component pays in lieu fees pursuant to (b)[iii], the City will place such fees in an
account and shall return such monies to the developer of the For Sale Component, with accrued
interest, when the developer of the Rental Component has secured financing for the entire Rental
Component, to the satisfaction of the City Manager. No Council resolution waiving the concurrent
construction requirement of the Inclusionary Zoning Regulations shall be effective unless in
compliance with the foregoing.
10. Aerial Photo.
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Section 5. The use, development, improvement, and maintenance of the Project area shall be
governed by the provisions of the R-M, Multi-Family Residential Zoning District and of the Dublin
Zoning Ordinance except as provided in the Stage 1/Stage 2 Development Plan.
Page 9 of 10
Section 6. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect and be in force thirty (30) days from and after the date of its
passage. The City Clerk of the City of Dublin shall cause the 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, APPROVED AND ADOPTED this 29th day of September 2009, by the following
vote:
AYES: Councilmembers Biddle, Hart, Hildenbrand, Scholz, and Mayor Sbranti
NOES: None
ABSENT: None
ABSTAIN: None
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Mayor
ATTE T:
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City Clerk
Ord. No. 13-09, Adopted 9-29-09, Item 3 Page 10 of 10