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HomeMy WebLinkAbout4.03 Nielsen PD RezoneG~~~ OF Dp~~~ 19/~_-~,82 `~~~~% STAFFREPORT CITY CLERK ` ~ ~ File # ^ ~~-~~ ~'°LIFO~~`~ DUBLIN CITY COUNCIL ~ DATE: June 1, 2010 TO: Honorable Mayor and City Councilmembers FROM: Joni Pattillo, City Manager SUBJ : PA 07-057: Nielsen Property Residential Project - Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan Prepared By: Kristi Bascom, Project Planner EXECUTIVE SUMMARY: The Nielsen project site is 10.9 gross acres located at 6407 Tassajara Road within the Eastern Dublin Specific Plan Area. The proposed Project includes a request to amend the General Plan and Eastern Dublin Specific Ptan. The proposed General Plan and Eastern Dublin Specific Plan amendments would modify the existing land use designations from Rural Residential/Agricultural to Single Family Residential (EDSP) and allow a reduction in the width of on-site streets. Approval of a Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan would expand the allowable uses on the site and permit up to 36 residential units. Site Development Review for the project will happen at a later date. FINANCIAL IMPACT: None RECOMMENDATION: Staff recommends that the City Council waive the reading and adopt an Ordinance approving a Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan for the Nielsen Property Residential Project (PA 07-057). S mitted By Reviewed By Community Development Director Assistant City Manager COPIES TO: Applicant File Page 1 of 3 G:IPA#12007107-057 Nie/senlCC Mtg 2nd Reading 6.1.101CCSR Nielsen 2nd reading O6 01 10.doc ITEM NO.: • n DESCRIPTION: Background The Nielsen property is 10.9 gross acres in size and is located within the Eastern Dublin Specific Plan area. The property consists of one residence, one mobile home, sheds, a livestock/animal area, wireless communications located near Tassajara Road (which are designed to appear as shrubby trees) and a wireless communications monopine with related equipment storage. The 10.9 gross acre property is generally rectangular in shape, has approximately 600 feet of frontage along Tassajara Road and has a depth of approximately 780 feet. The property consists of gently rolling hills and increases in grade from Tassajara Road (nearly 455 feet above sea level) to the rear portion of the property (approximately 565 feet). The exhibit below shows the Nielsen Property and the surrounding properties and land use designations. On May 18, 2010, the City Council approved an amendment to the General Plan and Eastern Dublin Specific Plan which permitted a change in land use designation from Rural Residential/Agriculture (1 dwelling per 100 acres), to Single Family Residential (6 units per acre). VICINITY MAP Page 2 of 3 Current Application The proposed amendment to the Stage 1 Planned Development Zoning for the Nielsen Property is to permit up to 36 residential units on 34 lots (shown below), which would allow two lots to be developed with duplex units for the provision of affordable housing. A Stage 2 Development Plan is proposed in accordance with Section 8.32.040 of the Dublin Zoning Ordinance. The Stage 2 Development Plan would allow for up to 36 units and details the permitted and conditional uses; site development standards, architectural and landscape standards and guidelines; data on site area, proposed densities and maximum number of dwelling units; a phasing plan and street sections. On May 18, 2010, the City Council waived the reading and introduced the Ordinance approving a Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan for the Nielsen Property Residential Project. Please refer to the May 18, 2010 City Council Staff Report for a complete discussion of the Ordinance (Attachment 1). The City Council is currently requested to waive the second reading and adopt the Ordinance (Attachment 2). ATTACHMENTS: 1. City Council Staff Report dated May 18, 2010 (without attachments). 2. Ordinance approving a Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan for the Nielsen Property Residential Project (PA 07-057). Page 3 of 3 G~~.~ OP UpB~y /// ~ ~`~'~~ ~ ~ / ~'~LIFpR~~ ~~-a~- ~ STAFF REPORT DUBLIN C17Y COUNCIL CITY CLERK File # ^0~~-^Z ~ ~f~d-30 DATE: May 18, 2010 TO: Honorable Mayor and City Councilmembers FROM: - Joni Pattillo, City Manager SUBJ • PA 07-057: Nielsen Property Residential Project - Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan, and a Supplemental Environmental Impact Report Prepared By: Kristi Bascom, Project Planner ~G~ EXECUTIVE SUMMARY: The Nielsen project site is 10.9 gross acres located at 6407 Tassajara Road within the Eastern Dublin Specific Plan Area. The proposed Project includes a request to amend the General Plan and Eastern Dublin Specific Plan. The proposed General Plan and Eastern Dublin Specific Plan amendments would modify the existing land use designations from Rural Residential/Agricultural to Single Family Residential (EDSP) and allow a reduction in the width of on-site streets. Approval of a Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan would expand the allowable uses on the site and permit up to 36 residential units. Site Development Review for the project will happen at a later date. FINANCIAL IMPACT: None. RECOMMENDATION: Staff recommends that the City Council: (1) Receive Staff presentation; (2) Open the Public Hearing; (3) Take testimony from the Applicant and the Public; (4) Close the Public Hearing and deliberate; and (5) Take the following actions: (a) Adopt a Resolution certifying the Final Supplemental Environmental Impact Report, adopting environmental findings, a Statement of Overriding Considerations, and Mitigation Monitoring and Reporting Program under CEQA for the Nielsen Property Residential Project; and (b) Waive the first reading and introduce an Ordinance approving a Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan for the Nielsen Property Residential Project (PA 07-057)_ Submitted By Community Development Director Revi ed y: Assistant City Manager Page 1 of 7 IO-I- JU yA tachment 1 ~ a~ a~f DESCRIPTION: Background The Nielsen property is 10.9 gross acres in size and is located .,~q within the Eastern Dublin Specific ~;~ '~ Plan area. The property consists a <. of one residence, one mobile home, sheds, a livestock/animal ' area, wireless communications ~ ~~~~;~~ ~~~ located near Tassajara Road ~~~~~:; ~~~ '` (which are designed to appear as ~ e~ shrubby trees) and a wireless ~~~ communications monopine with ~ ., ~ " ~ ~ ~ related equipment storage. , ~ z ,~~ , ~ The 10.9 gross acre property is generally rectangular in shape, has approximately 600 feet of frontage along Tassajara Road and has a depth of approximately 780 feet. The property consists of gently rolling hills and increases in grade from Tassajara Road (nearly 455 feet above sea level) to the rear portion of the property (approximately 565 feet). The exhibit to the right shows the Nielsen Property and the surrounding properties and land us ~ ~ ~ `= ~~ ~,~~ ~~ ~.-, Camq Parks ~ ~ ;,~' 3N ~~P * ~ ;f . ~3 ~~ ~ ~~ b`~C„~,~"~.,., . ~ ~ .~~ „~ :.~ .~•: , , . ; , •v «z l f •.~;*y `!n`-: ~ ~ ~ a ~ 3~;..,,,. ~;: .. ' 3_ ~;~ ~ ,t ,~ ~ ~~~ : it i $ ~ k 6 ~,~~~ ~ ~; ~ ......~.~~._. .,. .~' ~ r 9 .': e designations. The site currently has a General Plan and Eastern Dublin Specific Plan land use designation of Rural Residential/Agriculture which permits 1 dwelling per 100 acres. The Applicant proposes to change the land use designation to Single Family Residential and to permit up to 36 units on the project site. Vicinity Map . j~~~r~~~r NIELSEN ~~~ Quarrv Lane School Dublin Ranch Legend LDR = Low Density Residential MDR = Medium Density Residential MHDR = Medium-High Density Residential NP = Neighborhood Park OS = Open Space PL = Public Lands RP = Regional Park RRA = Rural Residential/Agricultural SC = Stream Corridor SP = Semi-Public RRA Entitlemenf History On October 1, 2002, the City Council adopted Ordinance 15-02, pre-zoning the Nielsen and Silvera Ranch properties to PD (Planned Development) and adopted a related Stage 1 Development Plan. The Nielsen property was included in the Silvera Ranch annexation so that the Nielsen property did not form a"county island" surrounded by land within the City of Dublin. No development was proposed on the Nielsen property at that time and the adopted Stage 1 Development Plan allowed the existing uses to continue on the site. Final annexation of the properties occurred on May 5, 2003. On December 18, 2007, the City Council authorized Staff to begin a study of the ApplicanYs request for a General Plan and Eastern Dublin Specific Plan Amendment to increase the density of the site from Rural Residential/Agriculture (1 unit per 100 acres) to Single Family Residential (0.9-6.0 dwelling units per acre). The City Council authorized Staff to study up to 43 Page2of7 `~ ~ ~ ~ dwelling units on the site. This authorization did not approve a total of 43 units on the site; rather, it allowed Staff to begin reviewing the project with respect to site compatibility, circulation, compliance with City regulations and environmental impacts. Project Proposal The Applicant is requesting approval of a General Plan Amendmer~t, Eastern Dublin Specific Plan Amendment, Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan, and a Vesting Tentative Subdivision Map. The Applicant is also requesting certification of the Final Supplemental Environmental fmpact Report (FSEIR) for the project. In order to develop the site as permitted by the proposed zoning, a Site Development Review application will need to be reviewed and approved by the Planning Commission at a future date. The Project Plan Set, included as Attachment 1 to this Staff Report, describes the project in greater detail. ANALYSIS: The proposed General Plan Amendment, Eastern Dublin Specific Plan Amendment, Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan are discussed below. The Vesting Tentative Map was heard and approved by the Planning Commission on April 27, 2010 and will not be effective until the City Council approves the entitlements before them as part of this Staff Report. Staff's analysis is broken up into several sections which describe each component of the project. General Plan and Eastern Dublin Speci~c Plan Amendments State Law limits General Plan amendments to four per General Plan Element calendar year. This approval would be the second amendment to the Land Use Element for 2010. In order to avoid amendments in excess of the number permitted by State law, General Plan amendments for specific projects can be grouped together and adopted by one resolution. Therefore, the Nielsen Property Residential Project proposed General Plan Amendment has been grouped together with the proposed Grafton Plaza General Plan Amendment as a separate item to be heard on the same agenda and approved with one action (Resolution). All approvals under this agenda item will not become effective until the General Plan Amendment item is approved and effective. Specific Plan amendments are not limited to four per year; however, the proposed amendments have been grouped together with their companion General Plan Amendments. Although the General Plan and Eastern Dublin Specific Plan amendments will be acted upon as a separate item, the information is repeated here in order to fully understand the application. The Applicant is requesting approval of a General Plan Amendment and Eastern Dublin Specific Plan Amendment to modify the land use designation from Rural Residential/Agriculture (1 unit/100 acres) to Single Family Residential (0.9 to 6.0 units/acre) and to reduce the width of on-site streets. The request includes amendments to various figures, texts and tables in the General Plan and Eastern Dublin Specific Plan to ensure consistency throughout the documents. The General Plan and Eastern Dublin Specific Plan amendments are discussed in a separate staff report for the City Council's consideration. Planned Development Rezone The City Council adopted Ordinance 15-02, pre-zoning the Nielsen and Silvera Ranch properties as Planned Development with a related Stage 1 Development Plan, when the Nielsen and Silvera Ranch properties were approved for annexation to the City of Dubfin in Page 3 of 7 ~ ~~ ~ 2002. At that time, no development was proposed on the Nielsen property and the adopted Stage 1 Development Plan simply allowed the existing uses to continue on the site. The proposed amendment to the Stage 1 Planned Development Zoning for the Nielsen Property is to permit up to 36 residential units on 34 lots (shown below), which would allow two lots to be developed with duplex units for the provision of affordable housing. Please refer to page 4 of Attachment 2, which more fully describes the amendment to the Stage 1 Development Plan. A Stage 2 Development Plan is proposed in accordance with Section 8.32.040 of the Dublin Zoning Ordinance. The Stage 2 Development Plan would allow for up to 36 units and details the permitted and conditional uses; site development standards, architectural and landscape standards and guidelines; data on site area, proposed densities and maximum number of dwelling units; a phasing plan and street sections. Ptease refer to pages 4-19 of Attachment 2, which more fully describes the Stage 2 Development Plan. Additional entitlements will be required prior to development commencing on the project site. A Site Development Review application that is in conformance with the Stage 2 Development Plan would need to be submitted and approved. A refined site plan, landscape plans, detailed residential elevations, and other project-specific details would be submitted as required by City Standards. The Site Development Review application would be subject to a public hearing and review and consideration by the Planning Commission. An Ordinance approving the Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan is included as Attachment 2 to this Staff Report. \-~'`=-~----~ .''' ~`:~ I~ ~'~ 1tAt~CB DRrtC /J SILVERA RkNCH ~PFEIF:ER RANCNI I ~^_'____'_-. -'--- - --- ..._ ~-_ ~' M:UIUM DENSfrY RESICEMAL ; ~ j,~ ~~ .-_~;_. _ __ _ ----_-' +~- ~ ' ~ ~ N ~~ ~ il -~il ~ ' ~ . , ~ ~ ~ n ~ u ~ i I ~ i ------r- • ~ u ~~ ~ ~ ~ tf ~( ~ ~ ~ ~~ '-- _- i ~I ~ ~Ij i i _~ ~ I iI ~ ~` ~ + ~ ~ Ii ~ /~rr~ ~ --- « -~ -- ~ ~ ' °__~____--- i 1i ; ~ ~ ~ ! ~s~usr e ~S , _' ~ . ,, I ~ ~'f --------- j _~- f! ' !('I ' ., ,~/~...+ \ 'I ; f j~ ~ i I~"_ U. ~~n ~ 1' ~ w 1~ 1 Yl `~`\ ~ i+ ~ ~ ~ c------~-- > ~ ~ v - - ~ - i i ~ ~ ~ - ~ I I }~ i I ~ ~ ~~ \ `l~ ' I ~ ~'''~ 1 ~___ ' __ 1-^~~ ~ ``\\ ~ ` ~ , i ~ i ~ x ~----- ~•--- ' ~_-- '~ 1~ ( ~~ ~ ~ , ---- -- ~ "'s. _ - - - " _ - 1 / ~ ~ f ~ +1~; ; ;,~ i ~ ' ~,_- - ~ ~_ .,,_ ~ _ ~ - - . -+. __ r-_„--"~1l _~ ~~ ~~~~r ~~ ~~,--~- -- I< ! N? x~'-sWr i i' ''i i' _i!i i ~ l~~ I ~i+,~~!I~ 1' r ~" ~ ~~_.~~r-~ii y~~ n~ ~ ~ ~ 9` il ~ _ ! ~ ~~ ~i n i~ ~y.s- ~. , _, ~ i ~ ~~ ~I; ~ ~, ~ ' ' -- I~ 1 ~----- r A ~r L- ' ~~-'1 ~~ / ~ ~ ~' ~ ' . ~-----1 - ~ I ~ ---- ~ ~ ~, `-'' y x : ~ I~I ~~ ~ r`' I' I //i _-1--- i--7 i v;; r ~;,. ~ ~' '''~' ''--= _` !~-== A~ ~,~ f If ; ' i _ ~ '__ '-T ~ ~'- ~ n ~'~ ~~_.ai-~" ~ ~ ~, ,~ ~ ~ + ~ I~ ~ I ~ .. T ~~ \ ~ -i-'-' y-~ i ii ~~ ~i i + ; ~~ I i ~ ~ - -° __--ro ~ i ~ i ~ ~ i ~ ~ . _. . i ! `~ -- = •-- ( ~'I' ~ ~ `/_ ~ ,1 ~ ~ ~, 1j J`- J -__~ i i i I'I \~c` ~ ~~~ ~_~,, ~-- i j i~ ~ ~3~'~~,,, - - ~'~" ~ UVAP.~2V ;'.A;VE SCHpOI iARACI MEDIU4 Dc":~)fY Ai.51~EN!L11/7pA - ' REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District have reviewed the project. Additional land use entitlements, including Site Development Review, will be required prior to future development of the project site. At that time, Conditions of Approval will be placed on the project related to the actual construction of residential units on the site. Page 4 of 7 S~ ~~ NOTICING REQUIREMENTSIPUBLIC OUTREACH: In accordance with State law, a public notice was published in the Valley Times and posted at several locations throughout the City. A notice of this hearing was mailed, 10 days before the hearing, to property owners and residents within 300 feet of the subject property and to those requesting such notice. Staff Report and attachments were made available for public review prior to the public hearing. Ten days prior to the Planning Commission public hearing on April 27, 2010, the Final SEIR was sent to all parties who commented on the Draft SEIR, and a notice of this hearing was sent to the same group 10 days prior to this public hearing. ENVIRONMENTAL REVIEW: On May 10, 1993, the Dublin City Council adopted Resolution No. 51-93, certifying an Environmental Impact Report (EIR) for the Eastern Dublin General Plan Amendment and Eastem Dublin Specific Plan (Eastern Dublin EIR, SCH #91103064). The certified EIR consisted of a Draft EIR and Responses to Comments bound volumes, as well as an Addendum dated May 4, 1993, assessing a reduced development alternative. The City Council adopted Resolution No. 53-93 approving a General Plan Amendment and a Specific Plan for the reduced area alternative on May 10, 1993. On August 22, 1994, the City Council adopted a second Addendum updating wastewater disposal plans for Eastern Dublin. For identified impacts that could not be mitigated to a less than significant level, the City Council adopted a Statement of Overriding Considerations for cumulative traffic, extension of certain community facilities (natural gas, electric and telephone service), regional air quality, noise, and other impacts. The Eastern Dublin Specific Plan was adopted by the City to encourage orderly growth of the Eastern Dublin area. Because the Eastern Dublin project proposed urbanization of the almost completely undeveloped Eastern Dublin area, the Eastern Dublin EIR also analyzed conversion of agricultural and open space lands to urban uses. These impacts, together with visual and other impacts from urbanization, were also determined to be significant and unavoidable. Where the Eastern Dublin EIR identified impacts that could be mitigated, the previously adopted mitigation measures continue to apply to implementing projects such as the Nielsen Property Residential Project, as appropriate. The Eastern Dublin EIR was a Program EIR and evaluated the potential environmental effects of urbanizing Eastem Dublin over a 20 to 30 year period. As such, the Eastern Dublin EIR addressed the cumulative effects of developing in agricultural and open space areas and the basic policy considerations accompanying the change in character from undeveloped to developed lands. Since certification of the EIR, many implementing projects such as Wallis Ranch (Dublin Ranch West), Fallon Crossing, Vargas, Silvera Ranch, Dublin Ranch, and Fallon Village have been approved, relying on the Program EIR. The City, as the Lead Agency, prepared an Initial Study to determine whether there would be significant environmental impacts occurring as a result of the current project beyond or different from those already addressed in the Eastern Dublin EIR. Based on the project description, the Initial Study determined that although many of the anticipated impacts had been adequately addressed, the project could result in additional significant site-specific impacts. Therefore, a Supplemental Environmental Impact Report (SEIR) was prepared in accordance with California Environmental Quality Act (CEQA) laws and regulations. The project assessed in the SEIR included amendments to the General Plan and Eastern Dublin Specific Plan (including revised Page 5 of 7 ~ ~ ~~~ tand uses), a Stage 1 Planned Development Amendment and Stage 2 Planned Development Rezone, and Vesting Tentative Subdivision Map. The SEIR was prepared for the project and circulated for public review from February 2, 2009 to March 25, 2009 (Exhibit D to Attachment 3). During the public review period, the City received seven comment letters, which include the following: • U.S. Department of the Interior, Fish and Wildlife Service, dated March 11, 2009 • California Natural Resources Agency, Department of Fish and Game, dated March 25, 2009 • Dublin San Ramon Services District, dated March 9, 2009 • Alameda County F(ood Control and Water Conservation District - Zone 7, ~ dated March 19, 2009 • Alameda County Congestion Management Agency, dated March 13, 2009 • Alameda County Public Works Agency, dated March 10, 2009 • Morgan Miller Blair, dated March 19, 2009 ln compliance with CEQ~i, the City prepared responses to the various comment letters, which are contained in the Final SEIR (Exhibit E to Attachment 3). The Final SEIR also contains the Mitigation Monitoring and Reporting Program. The responses to the comment letters were sent to each of the individuals and agencies that provided comments on the Draft SEIR. A Resolution certifying the Final Supplemental Environmental Impact Report and adopting environmental findings, a Statement of Overriding Considerations and Mitigation Monitoring and Reporting Program under CEQA for the Nielsen Property Residential Project is included as Attachment 3 to this Staff Report. PLANNING COMMISSION ACTION: The Planning Commission reviewed the project at a public hearing on April 27, 2010. The Planning Commission Staff Report and draft minutes for the April 27, 2010 meeting are included as Attachments 4 and 5 to this Staff Report. The Commission discussed the merits of the project and the concerns originally expressed at a Planning Commission Study Session for the project held on March 23, 2008. The Commission heard testimony from the Applicant, a Dublin resident, and the ApplicanYs engineer. The Commission deliberated and approved the following resofutions by a 4-0 vote (1 absent): Resolution 10-18, recommending that the City Council certify the Final Supplemental Environmental Impact Report and adopt environmental findings under CEQA for the Nielsen Property (Attachment 6); Resolution 10-19, recommending that the City Council adopt a Resolution amending the General Plan and the Eastern Dublin Specific Plan for the Nielsen Property (Attachment 7); Resolution 10-20, recommending that the City Council adopt an Ordinance approving a Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan {Attachment 8); and Page 6 of 7 ~ ~z~ ~ Resolution 10-21, approving Vesting Tentative Tract Map 7950 for the Nielsen Property (Attachment 9). CONCLUSION: The proposed Nielsen Property Residential Project includes a request to amend the General Plan and Eastern Dublin Specific Plan to change the land use designation from Rural Residential/ Agriculture to Single Family Residential and to reduce the width of on-site streets. The project proposal includes related amendments to the various figures, texts and tables in the City's General Plan and Eastern Dublin Specific Plan to ensure consistency throughout the document. The proposed General Plan and Specific Plan Amendments will be considered as a separate agenda item. Approval of a Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan would permit the future development of up to 36 residential units and related infrastructure on the Nielsen Property. A Supplemental Environmental Impact Report (SEIR) was prepared for the Nielsen Property Residential Project, which includes both the Draft SEIR and Final SEIR with the responses to comments. ATTACHMENTS: 1. Project Plan Set dated April 2010 2. Ordinance approving a Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan for the Nielsen Property Residential Project 3. Resolution certifying the Final Supplemental Environmental Impact Report, adopting environmental findings, a Statement of Overriding C~nsiderations, and Mitigation Monitoring and Reporting Program under CEQA for the Nielsen Property Residential Project (with the Findings Concerning Significant Impacts and Mitigation Measures included as Exhibit A, the Findings Regarding Alternatives included as Exhibit B, the Statement of Overriding Considerations included as Exhibit C, the Draft SEIR included as Exhibit D and the Final SEIR with MMRP included as Exhibit E) 4. Planning Commission Staff Report dated April 27, 2010 (without attachments) 5. Draft Minutes from the April 27, 2010 Planning Commission meeting 6. Planning Commission Resolution 10-18, recommending that the City Council certify the Final Supplemental Environmental Impact Report and adopt environmental findings under CEQA for the Nielsen Property 7. Planning Commission Resolution 10-19, recommending that the City Council adopt a Resolution amending the General Plan and the Eastern Dublin Specific Plan for the Nielsen Property 8. Planning Commission Resolution 10-20, recommending that the City Council adopt an Ordinance approving a Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan 9. Planning Commission Resolution 10-21, approving Vesting Tentative Tract Map 7950 for the Nielsen Property Page 7 of 7 g~b a~ ~ ORDINANCE NO. XX -10 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN ************* APPROVING A PLANNED DEVELOPMENT REZONE WITH A RELATED STAGE 1 DEVELOPMENT PLAN AMENDMENT AND STAGE 2 DEVELOPMENT PLAN FOR THE NIELSEN PROPERTY RESIDENTIAL PROJECT (6407 TASSAJARA ROAD - APN 985-0002-009-02) PA 07-057 THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS: Section 1. RECITALS A. The Nielsen Property project site is located at 6407 Tassajara Road. Through Ordinance 15-02, the City Council adopted PD-Planned Development zoning and a related Stage 1 Development Plan which, among other approvals, allowed the existing rural residential uses to continue on the Nielsen Property. B. The Nielsen Property Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan, as proposed, would permit the future development of up to 36 units on the project site. The Stage 2 Development Plan establishes the permitted, conditionally permitted, and accessory uses, site plan, site area and maximum proposed densities, maximum numbers of residential units by type, development regulations, architectural standards, and preliminary landscape plan for the up to 36-unit development. C. The Planning Commission recommended adoption of the Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan through Resolution 10-19 following a properly noticed public hearing on April 27, 2010. D. The City Council considered the Planning Commission recommendation at a properly noticed public hearing on May 18, 2010 at which time all interested parties had the opportunity to be heard. The City Council considered the adopted Supplemental Environmental Impact Report and prior environmental documents, and all above referenced reports, recommendations and testimony to evaluate the Project, including the PD zoning. Section 2. FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows: 1. The Nielsen Property Planned Development Zoning, including the Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan, meets the purpose and intent of Chapter 8.32 in that the development plan contains a desirable use of land that complements surrounding land uses, in particular that provides additional residential units in close proximity to existing residential uses to the north of the project site and continues the concentration of residential development along the Tassajara Road corridor. Attachment 2 ~ a~~ ~ 2. The a Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan will be harmonious and compatible with existing and potential development in the surrounding area in that the Project will implement the type and scale of development envisioned along Tassajara Road in the General Plan and Eastern Dublin Specific Plan. The Project is generally similar to the character and density of existing development in the surrounding area. It will provide attractive and interesting development and will provide pedestrian and bicycle connectivity along the Tassajara Road frontage of the project site. The cellular phone facilities that currently exist on the property are expected to remain although their location may be adjusted slightly to accommodate the new homes. Any new location will need to be approved through the Site Development Review process and is not approved in this Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan. B. Pursuant to Section 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows: 1. The Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan will be harmonious and compatib/e with existing and potential development in the surrounding area in that the Project will implement the type and scale of development envisioned along Tassajara Road in the General Plan and Eastern Dublin Specific Plan. The Project is generally similar to the character and density of existing development in the surrounding area. It will provide pedestrian and bicycle connectivity along the Tassajara Road frontage of the project site, which already exists both north and south of the project site. 2. The Project site is physically suitable for the type and intensity of the zoning district being proposed in that the project has been designed in a manner where the 34 lots are arranged on two cul-de-sacs to work with the natural grade of the hilly site and the plan utilizes terraces and stepping the houses up the slope. Lots have been designed to fit the topography of the site by stepping up the slope and to reduce the need for exterior retaining walls. The Stage 2 Development Plan will implement all project- specific mitigation measures and previously adopted CEQA mitigation measures related to potential environmental impacts associated with development of the site. 3. The Planned Development Rezone with a related Stage 1 Development Plan Amendment and 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 mitigation measures in the Project Final Supplemental Environmental Impact Report and all applicable mitigation measures in the prior EIR. 4. The Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan is consistent with the Dublin General Plan and Eastern Dublin Specific Plan in that on May 18, 2010 the City Council adopted Resolution No. -10, approving an amendment to the Dublin General Plan and Eastern Dublin Specific Plan to permit the development of up to 36 single family homes on the Nielsen Property and reducing the width of on-site streets. Once 2 ~a ~- ~~~ ~ the amendments were approved, the project became consistent with both the General Plan and the Eastern Dublin Specific Plan. C. Pursuant to the California Environmental Quality Act, on May 18, 2010 the City Council adopted Resolution No. -10 certifying the Final Supplemental Environmental Impact Report and Adopting Environmental Findings under CEQA. D. All of the above referenced resolutions and ordinances are incorporated herein by reference and available for review at City Hall during normal business hours. 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: 10.9 gross acres at 6407 Tassajara Road; APN 985-0002-009-02. A map of the rezoning area is shown below: ll~~~ a~T ~ Section 4. STAGE 1 DEVELOPMENT PLAN AMENDMENT The Stage 1 Development Plan is amended by changing the zoning from PD-Planned Development (Rural Residential/Agricultural) to PD-Planned Development (Single Family Residential). Section 5. STAGE 2 DEVELOPMENT PLAN APPROVAL The regulations for the use, development, improvement, and maintenance of the subject property are set forth in the following Stage 2 Development Plan, which is hereby approved. The Stage 2 Development Plan permits the development of up to 36 residences on 34 lots, pursuant to approval of Site Development Review. Any amendments to the approved Stage 2 Development Plan shall be in accordance with Section 8.32.080 of the Dublin Municipal Code. The Stage 2 Development Plan consists of the items and plans identified below. 1. Statement of compatibility with Stage 1 Development Plan The project proposal includes an amendment to the existing Stage 1 Development Plan that was approved by the City Council in October 2002 via Ordinance 15-02. The Stage 1 Development Plan that was approved at that time allowed for the continued use of the Nielsen Property as a rural residence. This amendment to the Stage 1 Development Plan would allow the development of up to 36 residential units on 34 lots on the property. Once the amendment is approved through the adoption of this ordinance, the Stage 2 Development Plan will be compatible with the Stage 1 Development Plan (as amended). 2. Statement of uses. The Permitted, Conditionally Permitted, Accessory, and Temporarily Permitted land uses allowed under the Nielsen Property Planned Development zoning district include, but are not limited to, the following: Permitted Uses: Animal Keeping - Residential Cellular Towers and related communications facilities (except on a residential lot with a private residence) Community Care Facility - Small Home Occupation in accordance with Chapter 8.64 (Home Occupations Regulations) of the Dublin Zoning Ordinance Community clubhouse or similar facility (pool, spa, fitness room, event area for small gatherings, kitchen, etc) Second Unit in accordance with Chapter 8.80 (Second Units Regulations) of the Dublin Zoning Ordinance Single-family dwelling Family Day Care Home - Small Open Space Water Quality and Retention facility Other uses similar and related to the uses above as determined by the Community Development Director 4 I a ~~ Conditional Uses: , Bed and Breakfast Inn Family Day Care Home - Large in accordance with Chapter 8.66 (Large Family Day Care Homes) of the Dublin Zoning Ordinance Accessory Uses: All Accessory Uses should be in accordance with Chapter 8.40 (Accessory Structures and Uses Regulations) of the Dublin Zoning Ordinance Temporarv Uses: Temporary Construction Trailer in accordance with Chapter 8.108 (Temporary Uses Permit of the Dublin Zoning Ordinance. Tract and Sales Office/Model Home Complex in accordance with Chapter 8.108 (Temporary Uses Permit of the Dublin Zoning Ordinance 3. Stage 2 Site Plan The Stage 2 Development Plan is shown below and is also included as Sheet PD2-1 in the Project Plan Set, dated received April 9, 2010, on file at the Community Development Department. The site plan illustrates potential building envelopes. 4. Site area, proposed densities. Land Use Designation Site Gross Site Net Number of Gross Net Density Acres Acres Units Densit Single Family Residential 10.9 10.0 36 3.3 du 3.6 du 0.9 to 6.0 units er ross acre 5 ~,~ '~ ~. ~ 5. Development Regulations. The Development Regulations for the future development of the Nielsen Property are included below. Site De~elvp~t~tent Standarcls ~ munum treet a~ntage ot i#' 1t~I~:~num LQt Cc~vera e tia u Qo rmt er l~rlaxunurn Bu ut Hei t 3.5 R°Iaxunurn Stone~ 2.5 ~nunum cmf e# a s ~ ivin ace ' crrc or c on ront acin ara iti~ang Spaee aver Fc~rwar~3 Garage 5~a or less ~f the se~ c~n~ story livin~ area aba~ e garage ma~ ~xtend past recessed first ~nunum i e e# ~c -s 4 1 Stc~rv Li~in S ace Gara e 3 i u ex siiare ~t ' e + tfl V1II dC2 s. ~orner Lot Livin S~e ta Street Side PL ±', ?o T?' ~_sto , 10' sitt ~-5-tc~ry elemen# orc or con hlin~niun Rear Set ac s^~~ 'ving pace arage min. ~20' min. when rear yard is adjac~nt to another ec~ '~ ot et ac e uiremerns ots - e# ac ' e om assa'ara oa ots ~ min we~~e reniove en et ac ~ ots - ~ min Lots 15-Z(I 2tY min ~, ots - min ots " c~ g enve ope ~v" en yon top o ots min om rear groperty e ~. t er e ulrements ' unum sa e `ar ' Downhill lt~ts on sloped terrai~~ 12' min flat yard if a~:hievable if not ~~ S.F. flat deck, t~alcony or frvnt ce~urtyard ~~rith a min ~ension of 8' 5(~l ~a.F. flat area j+rith a~~lin. dimensi~n of 12'. F a~imum ncroae nients c ear on can~ si e ar ~cc~ss0 Structures Se#' dC & c. ccessorv tx~zcture e wrements Lots 15-2U ~~'itlun 20' of ri.mary liuildin sti-~icture. ots . ~^ ust e ' t wi ' e esig~ate ~u" ing ar aces e u~re er om~ 1 covere an est C_orn~r ot riangu ate isi "~tj~ asement i4! om ace a int~rsecting ~~treetcur l a~ ~ Notes for Site Development Standards (A) Setbacks are measured from the property line. (Bj Encroachments: Items such as, but not limited to, roof overhangs, air conditioning condensers, entry stairs, exterior building stairs, on-grade stairs and approaches, porches, chimneys, bay windows and rnedia centers may encroach up to two feet or more into the required setback provided there is a mininium of 36 inches of unrestricted access on one side of the building. Air conditioning units cannot be placed in the front yard. All utilities are to be screened from puUlic view via walls, enclosures, roof placement, etc. (C) Setbacks for accessory structures shall be in accordance with Chapter 8.40 (Accessory Structures) of the Dublin Municipal Code, Accessory Structures or as identified in these development standards and PD Rezone. Noise generating uses such as pool and spa equipment shall be acoustically screened or located outside the setback area. (D} Accessory Structures as defined in Section 8.08 of the Dublin Municipal Code and covered patios are allowed an additional five percent of coverage when located in the rear or side yard of the house, or in accordance with Section 7.28.290 of the Dublin Municipal Code. This percentage may inerease if the building footprint coverage is not at the maximum percentage allowed. However, in no event shall the total coverage on a lot exceed the combined "Building Footprint" and "Other" coverage. 1. Mvcimum lot coverage regulations are inbended to establish maximum lot area that may be covered with buildings and structures. Building and s~uctures include all land covered by principal buildings, garages and carports, permitted accessory structures, covered decks and gazebos, and other enclosed and covered areas; but not standard roof overhangs, cornices, eaves, uncovered decks, swimming pools, and paved areas such as walkways, driveways, patios, exterior stairs, uncovered parking areas or roads. 2. Subject to Building Code requirements for access. 3. Where 50 percent or more of the elevation of a home is a single-story element, the setback for the single-story and two-story elements of that elevation shall be considered as that for a single-story building. 4. Swing-in garages are prohibited on lots less than 55 feet wide. 5. Retaining walls up to six feet high may be used to create a level usable area. Retaining walls in excess of four feet to create useable area are subject to review and approval of the Community Development Director. Walls over 30 inches in height are subject to safety criteria as determined by the Building Official. 6. Setbacks subject to review and approval of Building Official for Building Code and Fire Code issues. Setback to building overhang to be 36-inch minimum or as required by current City Building Code Standards. 7. At cul-de-sac bnlbs or knuckles where lot depths are less than the standard lot depth, minimum rear yard setback requirements may be reduced by an amount equal to lot depth minus the actual depth of the lot (i.e.100'-90' _ 10'). In no case will the rear yard setback be reduced to less than 12 feet. 8. Cnrbside parking may be counted toward the rec~uired number of guest spaces. Tandem garage parking is permitted for non-required spaces. 9. Minimum 30-foot triangulated visibility easement on front and side streets measured along the face of intersecting street curb lines. No structures or shruUs/ groundcovers over 30 inches in height allowed. (See diagrams on following pages) 10. Where a minimum five-foot wide HOA landscape parcel lies between a lot or cluster and an adjacent street, the adjacent lots or cluster shall be considered an interior lot for setback requirements. 11. Usable yard area may be provided in more than one location within a lot with a minimum 150-square foot yard, deck, patio, courtyard, or similar area. 12. If a secondary unit is present on the lot, one additional uncovered parking space will be required and can be provided in the driveway. 13. Refer to the Setback and Lot Coverage Exhibit (PD2-8) for specific setback dimensions for each lot. 14. A minimum 3' clear pathway shall be maintained on one side of the house at all times. ~~~ ~7 6. Architectural Standards. The Architectural Standards for the future development of the Nielsen Property are included below. Architechxral Criteria, Guidelines, ~Yid S~yles C Q?1~CEI'~' The ~ur~ose of these Architectural Ci~iteria and Guidelines is to ~r~~~de design and stj~le dire~tion to the hou~ebuilder of the ~tielsen Progerty. Tt~e Guidelines ertisure attractive design and high quali#y construction for the ~.~roje~~t tivill be dcme. The Criteria and Guidelines are not designed to be overly restricti~-e or limiting, but instead to fflster a lii~able envir~nment tha# is enjoyable and interesting. ~ASIC PR~C~~LES Regardless of the ~chitectural styl~, a he~ine's design is ~c~mprised of znany components including building mass and articulation, roof form, fa~ade desi~n, living areas and garages, ~i~i detailed arc~utectural elements. These com~.~onents, when designed ap~r~priatel~~, pru~ide a unified ~f~t varie~i neighborhood. The followi~ig Design Criteria anci Guicielines are pro~.iried to ensur~ that high quality ~hitecture is ~iuilt utilizing authentic architectural sr,~les and elements. Roof forms, materials anci building massing s~iall be used to establish a recognizabl~ style. In addition, det~il elements may be use~i to enhance the character of a style. 'I'he ap~+i-opriate scale and prc~portion af architectural element~ and the selection of details shoula be useci to pro~~icie aufihenticit~- of each style. N£IGI~~~~IY~QD D£~IGIU General Design Pararneters Given the tc~pogra~~hic srariation zvithin the prc~ject area and the pr~niuzn l~catian of the site, the Niels~n Prc-~perty is expected to t~e devel~~~ed wiEh senu-custom homes. Semi-custom hc~mes would he praciuction floor plans with provisi~n made for customized pla~ament 4r addition of ~~inc~a~~Ts, porches, balconies, and ather arc~litectural elements to responci to specific site sihiations, including topc~graphy and vie~i=s. Semi-cust~m hoines sha31 confc~rrin to design requireinents outlined beiow. Nei~libonc~~od Plottin~ and l~~assing It is important to create an attrac.°tive, diverse, and livabl~ streetscape withixZ the neighborhood. Irt addition to home massing and desi~n and g~rage pIacemei~t, #his can be achieved by home plac~nent anci orientation. t~ ~~ ~_ The entry and detailing of the front fa~ade should be the primary emphasis of the iront elevation, rather than the garage. Eleme~lts such as porches, trellises, living spaces or courtyards should project for~vard of the garage. Entries of primary urrits should be visible froin the street. Architectural Plan and Style Mix The Project shall provide a minimum of three different floor plans. Each Iloor plan shall be designed and built with roof and elevation treatments representing a m~n;mum of three different, architectural styles. Three color schemes are required per elevation. Corner Lot Homes A different elevation should be ~eated for mrner lot homes, or an interior lot plan can be enhanced with additional architectural elements, details, or materials on the corner side of the house that match those on the front elevation. Elements to mnsider on corner lot homes include: • Entries placed on the side/carner elevation. • A porch or projecting side gable that wraps the front and side of the house. • Broad range of roof forms, and the use of dormers if appropriate to the style. • Varied building massing. • Enhanced detailulg and materials. • The building wall adjacent to the exteriar side yard is as short as practical. Interior Conditions Interior Lots should aim to have articulation so the side and rear yards do not have a canyon affect. Box houses are not acceptable. In order to not create these situations the following solutions are provided but are not meant to be limited to these solutions: • Recess the second story in the rear of the building and ~n the sides nf the buildinQ • Provide plans that use articulation and do not utilize the entire lot setbacks in width and depth. SLOPE COIVSIDERATIONS Grading Sloped Condifions The Nielsen Property should be designed to respond to the opporhuiities offered by the sloping topography. Due to this, the lots should be stepped as a series of terraces rather than grading a large flat azea. The existing landform should be followed when possible with grading to step up or down the slope. Wa]ls or slopes may be tased to take up slope within the development. Plotting on Cross Slope Conditions On street slopes greater than 4% the garage shall be plotted on the high side of the lot. Buildings should be designed to take advantage ot sloped conditions and maximize the views. 9 / / ~~ ~~ Rear Yard Slope Conditions When buildixigs have rear yards sloping uphill, reaz elevations on the second story shotrld be stepped back to open up the rear yard and avoid a"canyon-like" effect. On downhill sloping yards, rear elevations should be stepped back to be more visually appealing from off-site. Refer to other sections herein for additional direction. SECONDARY DWELLING LINITS Second dwelling units are permitted and must be an integral and complimentary part of the main unit. Regardless of location, the secondary unit shall match the style and appearance of the primary ttnit. The design of the secondary dwelling unit shall follow the City's Zoning Ordinance with the following requirements and exceptions: • Allowed on lots of 5,000 square feet or greater. • Sized at a min;mum of 275 square feet and a maximum of 1,000 squaze feet. The second unit shall not exceed 35°~o af the total floor area of the prirnary single family residence. • Only one second dwe]]ing unit pernutted per lot. • One additional off-street parldng space will be required; tandem or unmvered spaces permitted. • The secondary unit shall be inmrporated as an integral and seamless component of the primary unit and/or the primazy unit's garage, if a detached gazage is provided. Di.iPLEX i.INITS Duplex dw elling units are permitted within the project azea if utilized towards fi,ilfilling the project's Inclusionary Housing requirement. In the design of duplex units for the Nielsen Property, attention shall be paid to the following: • Duplex units shall be designed to match the single-family residential site development standazds, architectural criteria, and styles for the project area. Exceptions include the ability for zero setbacks at attached building side, yazd area (250 sq.ft. min;mum with a 10' min;mwn ciimension, and lot size and coverage to be dete.rminec~ at Site Development Review. • Duplex units shall be designed to appear as one cohesive structure (i.e.: architectural styling shall be consistent for the entire building). • Duplex tu~its are encouraged to be sited on mrner lots, with a goal of giving each unit more sireet frontage. • To facilitate a sense of distinction and ownership, entries should be separated from one another. Entries sharing one path from the street are not permitted. • To the extent feasible, entries to garages should be sepazate and should be visually associated with the front door of the unit served. 10 !(fi~~,~ ~~ ~ ~ ARCHITECTURAL DESIGN To develop diversity in neighborhood design and establish individual character far each home, the following elements and criteria have been developecl. These, mmbined with guidelines included under Architeciural Styles below, should be used to develop a varied but cohesive aesthetic for the project area. Elements and techniques that create these characteristics include: • Building Mass and Roof Form • Variable Flevation Setbacks • Two Story Houses • Single Story Arehitechxral Elements • Garage Location and Design • Entry Design • Fo~tr-Sided Architecture Building Mass and Roof Form The general torm of the builcling should be reflective of the architectural style of the home. Mass and form can be manipulated to decrease perceived density by avoicling repetitious box-like forms, as well as highlighting entries and de-emphasizing garages to create a more attractive streetscape. Roof forms should also reflect the architeciural style of the building. Roof type, pitch and arlaiculation should vazy throughout the neighborhood. Rows of homes viewed from along Tassajara Road and interior streets are perceived by their contrast against the sky or the background. To provide diversity and visual interest to the neighborhood and resulting street scene, a variety of building and roof forms are encouraged. When desigiung the massing, elevations, and roof form of each strixcture, the following is recornmended: • Articulate wall planes to provide interest and scale. • Provide projections and recesses to create light and shadow. • Combine one and two story forms to break up massing. • Vary building mass and roof lines to m;,,;,,,,ze repetitious forms, flat planes, silhouettes and roof ridge heights. • I'rovide a mix of different roof forms including front to rear, side-to-side, gables, and hips. • Use a variety of roof pitch slopes within the project area, with roof pitch bein~ authentic to the architechiral style referenced in the builcling elevation. Variable Elevation Setbacks When authentic to an architectural style, variable facade setbacks should be provided. The second story shall not completely overlay the first story without the provision of a single story element or mass. To assist in varying setbacks and front elevation massing, alternative garage locations should be incorporated as practical wit11 terrain and split pad constraints. Homes rearing to Tassajara Road shall incorporate a horizontal or vertical massing break on the rear fa~ade to prohibit a fully maximized building envelope along the publicly visible edge. 11 ~ ~a ~~`~~ l Two Story Houses To reduce the visual impact of a second story home's height; style appropriate elements shall be used. Please see the "Architectural Styles" section of this document far descriptions of specific elements for each style. If appropriate to the architectural style, portions of the second story shall be stepped back from the first floor fa~ade, or shall incorporate elements (such as prajecting balconies, livable areas projecting above a first floor porch, etc.) that create variation in the massing of the building. These variations may include stepping back the btulcling mass, projecting balconies or dormers, etc. Single Story Architectural Elements When appropriate to the architect~zral style, singie story architectural elements shall be used to help create a mare human scale and provide interest, while creating variation and enhancing street character. A significant single story element shall be used on at least one plan. These single story architectural elements include: • Interior living spaces that are a single stary in height + Enclosed front patios • Single story garages with no building mass above it (on same front wall plane) • Sutgle story front or wraparound porches • Cantilevered second stary elements The quality of a neighborhood is enhanced by the inclusion of a house plan designed specifically for corner lots or an interiar lot plan with the flexibility to include po~routs, wraparound porches ar other enhancements when plotted on corner lots. Corner homes should have a significant one-story element (livable area or porch) on the corner side to reduce the scale of the building along the street frontage. Garage Location and Design To ~eate a visually pleasing neighborhood and limit the potential of a repetitive street scene, garages should be designed utilizing different design and placement techniques such as: • Vary garage placement on the lot amongst house plans. • Provide a collection of garage door appearances. • Incorporate garage treatments such as porte cocheres and trellises. • Recess doors a m;n;mum of 12" behind the garage wall plane. • Limit drivewav curb cuts to 16 feet wide. To the extent practical with splitpadhome designs, garage placeulent should be varied within the neighborhood, with garage location varying from floor plan to floor plan. Differing garage plaeements can be achieved by alternating front setbacks, incarporating different garage types, or providing a mixture of architectural elements that draw one's eye away &om the garage. Except for on streets with steep slopes plans should be reversed and plotted so khe garage and entry are adjacent to each other. 12 ~~~~~ The number of different garage placements withiYl the project home plans is based upon the type of final unit plans designed. In instances where there are two split pad plans (one uphill and one downhill) with ar without flat pad umts of less than 20 units, two (2) different garage placements are required. If 20 or more flat pad units are incorporated into the project, three (3) different garage placements are required. Acceptable garage placements are: • Shallow Recessed - To reduce the mass of the garage, garages should be placed a rn;n;mutn of 5 feet behind the living space fa~ade. • Mid-Recessed - These garages are typically placed at or near the midpoint of the home. These garages shall be set a m;n;r„um of 10 feet behind &om the living space fa~ade. • Deep Recessed - Deep recessed garages are located a minimum of 20 feet behind the front fa~ade of the home. These garages may be detached or attaclied to the hame. This configuration creates usable outdoor space. • 3~Car Tandem - If a three car garage is offered, the third car space should be in tandem to the standard two-car space to reduce the visual impact of a three car garage on the street. Different patterns and colors shoi.~ld be applied to garage doors to gi~~e a variety of design. The use of windows is encouraged. Incarporating other garage treahnents is suggested to m;n;m;ze the impact of garage doors ~long the sireet. Architeciural elements can be incorporated in the fa~ade design to minimize the appearance of the garage doar and provide human-scaled elements along the street edge. Features that can be use to meet this inchide: • Trellis over a garage door to provide texture and fa~ade relief. • Porte coheres to create a screened parking spaces and outdoor spaces. • Single car garage doors to provide additional articulation and light and shadow. ARCHITECTURAL TREAT'MENTS A min,mum of three different floor plans with three elevations of varying architectural styles apiece sliould be provided far the Nielsen Property. The differences in these plans and elevations should be recognizable and provide variety to the neighborhood, but the elevations and styles should not clash. Four-sided Architecture Treatrnents Four sided architectural treatments shall be applied to all the houses within the Project. This is especially important to the homes that are adjacent or visible to Tassajara Road. (Lots 1-9 and Lots 25-28} Architectural treatments include window surrounds; shutters; detailed air vents, grille work, and other enhanced feahrres. Elements provided shall be authentic to the selected style. Second story and roof elements should be given special attention since these will be the most visible from the street. • Materials, colors, and building azticulation shall be continued onto the side and rear elevations to match that of the front elevation. • All material and color changes shall occur at an inside corner or other logical transition point such as 13 ~~ ~~~~ ch~eys, projections, or recesses. • To provide a diverse and attractive neighborhood character, the portion of the rear elevations of homes that back onto Tassajara Road (Lots 1-9 and 25-28) must include a variety of window treatments and roof projections, as well as a variety of hipyed and gabled roofs and architectural detailing. • The rear fa~ade shall be broken either horizontally or vertically at a m;r,;,,,um. • Decks and patios provided off of the side or rear elevation shall match in design and style to the front elevation. Creation of Form and Relief Recesses and Shadows Recesses, overhangs, and projections are important f~r creating visual interest of a building form by providing depth and mass by causing shadows and shade. Architectural Projections Projections on a buildings fa~ade should be used to create visual interest and emphasize important aspects of the design such as the entry or major windows. Tf these projections are provided in an appropriate manner they can distract from visually displeasing elements such as the garage or a large plain wall. Stepping Furms Step elevations horizontally and verfically. Where appropriate to the architectural style chosen, material changes should occur at these steps. Entry Staternent The front entry to the home shall be designed as the focal point to the home. The entry should be easily recognize~ by pedestrians and visitors. Roof Considerations Roof Forms and Maferials Roof types andforms shall vary throughout the neighborhood and from plan to plan. Roof forms and chazacteristics shall be consistent with the selected Architectural Style. Hip, gable and shed roof forms, or a combination thereof, may be utilized. T}le use of dormers and similar elements are encauragec~ to provide interest. Dual Pitch roof forms such as Gambrel or Mansard as well as flat roofs shall not be used on the Nielsen Property. If asphalt composite shingles are used they will be 50 year architechtral grade. Roof Pitch A broad range of roof pitches and materials shall also occur within the neighborhood. Principal roof forms 14 ~~~~ ~~ shoul~ typically have a pitch between 3:12 and 8:12, depending on style. A single roof pitch should be used on opposite sides of a ridge. Rakes and Eaves Rakes and eaves should be selected based on the architectural style. Moderate or extended overhangs are acceptable if properly designed. Similarly, tight fascias may be utilized when appropriate to the style. The designer should ensure that fascia boards, exposed rafters and other roof elements are substantially sized to avoid looking fJimsy or weak. Roof detailing should not ap~ear tacked on; rather it shol~ld be integrated with the struchzre of the roof. Step~d Roofs Given the split-pad arrangement of the project area, stepped roof forms are expected to occur on most or all of the houses in the project area. This stepping of the roof form should be seen by the designer as an ~pporhulity to express the theme of the house and to provide visual relief and interest. Vertical steps in ridgelines should be substantial enough to create visual impact and to allow for adequate weatherproofing. Overhangs, Porches and Balconies If appropriate to the architectural style, moderate or extended overhangs, porches and balconies aze encouraged to provide shade and passive cooling for energy savings. The use of porches and balconies expand outdoor living oppartunities, create entry statements and provide elevation variety. Covered porches may differ in roof pitch than the primary structure. Front porches should be provided on 33 percent of the homes. Porches should be sized to be usable by the residents. Porches sh~uld match in style and material to the sele~~ted Architeciural Style of the home. Unit Entry Considerations Entry Sfaternent The entry to a home is more than just the front door. The physical form of the front peclestrian entry serves several stylisiic and psychological fiulctions including: • Identifying and &au~itlg the front doar • Expressing the architeciural theme of the home Acling as an interface between the public and private realms {a "semi-public" outdoor space) Placeme.nt and Visibilify The entries of the homes on the Nielsen Property should be located so that it is visually appazent the location of the front door. Architectural forms and details should be used to decrease the visual impact of the garage on the sireetscape. 15 ~3~ ~; a`1 Incorporafion of Roof and Arrhifecfural Features Architectural features that are appropri.ate to the architectural style of the home should be used. Roof el.ements, porches, coltunns, although the door might be visible, architectural elesnents such as roof elements, covered porches, and cohimns should be t~.sed to announce the entry. Front Door Considerations Design The front door is a major part in the style and architectural character of the house. The door shauld be setback into the building form or covered by an overhead element. The ~nlire door assembly should be built and designed as a single unit. This includes the framing, the molding, and windows. Materials/Colors Wood is the preferred material for entry doors, but metal entry doors can be used if the have the same character and feel as paneled wood doors.. The different characteristics of wood doors, such as the grain of the wood as well as recessed panels contribute to the overall character of the entry. The color of the door may match or contrast with the trim of the house, but must corltrast substantially with the wall color. i.ise of Glass Incorporating glass into the door assembly, whether as panels within the door or side lights, expresses a sense of welcome and hiunan scale {note that transom lights do not achieve the same effect.} The use of glass in the overall door assembly is encouraged. Residential Address Numbers and Entry Lighting Entries should be well lit for easy recognition and far safety. Residential address numbers should be prominent and large enough to be read easily from the street. Street adciress numbers should be lit at night. Windows PlacPment and Organization In the design of homes for the Nielsen Property, designers should look beyond the practical consideration of room layout in determiiung tlle placement of windows. Window placement and arganization should be used to c~ntribute positively to the exterior azchitectural character of the home and should take into account views available from the individual lot on which the house is to be built. Attention should be paid to windows' relationship to one another and to the wall and roof planes, creating a composition with a sense of order. Although they do not necessarily need to be of a uniform size, shape or type, all windows within one elevation shall appear compatible, visually relating to and complimenting each other. Recessing is encouraged should be used on windows where possible and if authentic to the architectural style. 16 ~~ a~ Balconies and Decks Provided they can be successfully integrated with the architectural style of the 11ome, the inclusion of balconies and decks are encouraged. The indusion of these elements can be used by designers to break up lazge wall planes and create visual interest while adding human scale to the building. They can also provide desirable outdoar living areas and elevated open space, qualities that will be especially desirable for the homes on the Nielsen Property and will have view potential. Balconies and decks may be covered, open, or some combination. They can project from the builcling or be recessed into the building's mass. Regardless of type, they shall appear to be an integral element of the building, rather than an afterthought. Any and all details of the balcony and deck, uiclucling roof, cohmuis, eaves, soffits, and railing shall be consistent with the building style. Special attention should be paid to avoid plotting decks side by side on adjacent homes. Exterior Stairs Exterior stairs may be used to access secondary dwelling units or to connect balconies or decks to other private outdoor spaces. Such stairs should generally conform to the guidelines for balconies, above, to ensure that the stairs appear as an integral and stylistically compatible part of the struciure. Railings One of the most visible elements of balconies, decks, and external stairs is the railulg. Although extruded aluminum railings are not permitted, designers of homes for the Nielsen Property may employ a rntmb~r of railing types inclucling open wrought iron, wood rail, picket or solid. Glass or plexiglass can be used for railings in situations where the views would be reduced with a solid railing. The material and detailing chosen should be in keeping with the architectttral style of the home. Posts, Colurnns and Arches Insubstantial posts or colun~ls (i.e. metal pipe, wood of less than 6" in diameter, etc.) are not allowed. Coltunns may be clad in wood, masoruy, stone or stucco and may be square, round or rectangular in shape. The width of the column should be appropriate to the material finish. Attention should be paid to both base and capital detailing of the column. Arches related to posts ar cohunns may be flat, round or segments of an arch, and may include a soffit, as appropriate to the style. Pergolas, Trellises and Patio Covers Builder provided pergolas, trellises, patio covers and other exterior structures should reflect the chazacter, color and materials of the home served. Supports shall adhere to the guidelines for posts, coluuins and arches, above. Materials for the horizontal elements shall be either wood, polymer wood composite, or the dwelling's roof material. The pitch of the pati~ roof may be less than that of the home servea. Sides of the structure shall not be enclosed except where a wall of the dwelling farms the enclosure. Awnings Canvas awnings of solid accent colors conforuung to the color palette of the referenced style are pernutted in moderation. Metal awnings are not acceptable. Non fade high quality materials shall be used for all awnings. Provision for fuh~re maintenance of canvas awnings should be considered when contemplating their inclusion. 17 Gutters and Downspouts ~~~~ ~~~ Gutters exposed to view shall be colored to match fascia material to reduce its visual impact. Likewise, downspouts shall be colored to match the surface that they are attached. Alternatively, they may be finished with a false copper patina. Chimneys Cluuineys, if used, can serve as major design elements and focal points within a building elevation. This element shot~ld be constructed with style-appropriate materials as described in the Architectural Styles section. Attention should be paid to the cap design, as well as any steps, curves or banding on the shaft and capital, as these will have a major visual impact when viewed against the sky or roof. Garage and Garage Doors Door Materials and Faee Design Door materials should be used to reflect the architectural style of the home. The gazage door should not distract the eye on the street fa~ade. Textured and raiseci panels should be used on metal, wood or fiberglass doors as it follows the architectural design. Windows witl~in the doar face is encouraged. The garage door colors should complement the color palate for the home without distracting from the elevation. Doors shall not include excessive decorations that distract from the elevation. All garage doors shall be the "roll-up" type. Reeessed Doors Decreasing the visual impact of the garage door may be accomplished in part by extending the face of the wall surrounding the garage doar 6"-12" in front of the door. The increased prominence of the wall around the door, and the shadowing of the door visually d~emphasize the gazage door. Accessory Structures Any accessory siructures shall be located per City of Dublin standazds and site specific standazds found in the Site Development section of this document. All such structures shall match in style of the primary residence or shall be screened from public view by landscaping. I'refabricated metal or vinyl sheds are not allowed. Materials High quality materials shall be used throughout the project. No exposed foundations will be alloweci. All materials shall extend to the ground. Materials shall be placed a maximum of two inches from any adjacent concrete and four inches from the adjacent finished grade if impervious materials such as stone are applied. If wooc~, wood composition, board and batten or similar materials aze applied, 6 inches from the adjacent grade will be provided. No foam materials without a solid casing may be used within 6' of grade. When not all elevations are provided in the architeciural review package, non-illustrated elevations are expected to follow the colors and materials that illustrated on aUproved elevations. FurtherDesign Considerations Trash and recycling receptacles and air conditioners shall be screened from public view. Utility meters, junction boxes, and other mechanical and utility equipment should be screened from public view when pracical. Attention should be paid to the placement of these items, in side yards to ensure that pedestrian access in emergency situations is not compromised. They may be located in rear yards so long as negative impacts on yard use and layout are mutimized. At a m;nimuui a clear path of 3' on one side of the house shall be maintained at all times. Antennae shall be located in the interior of the residence. Exterior compact satellite clishes may be included, provided they are located away from public view to the extent feasible. Fire sprinkler risers shall be located on the interior of the unit or placed per the current fire code. 18 ~~ ~ 7. Preliminary Landscaping Plan The Preliminary Landscape Plan is shown below and is also included as Sheet PD2-2 in the Project Plan Set, dated received April 9, 2010, on file at the Community Development Department. ~ 1~AI,Idg ~~ -Y z~ ~a so ' U O Z O 4az 0 N ~ ~ 2 J U' : ~ W . z '_ 8. Other information ~ , , ~, ~i ~ % . ~ . ~~ ~ ~ SILYER4 RANCH (PFEIFFER R4NCH) .... . . - MEDIUM DENSITY RESIDENI'WL QUARRY 1ANE SCHO~L (ARAG MEDIUM DENSRY RESIDENYIAL/RRA LEGEND ~ CANOPY7REE O ACCEhT7RCL• ~ s~muacrtn~xFOeurmr+cs ~ cRnss ~ CRASS~WDAFlOWkR N5'~ROSFED ~ FNHANCFDPAVING _"'___ lANDSCAPEEASEA~NT(I.S~ ,.-...---,.-- REfA1NMG WALL tiOTF: Sa landscape (iuiddines fm suggeACd plant spuies eod sizn. L1N A specific planting plen will be RRq devcloped W the Sim Devebpmrnt Revie~r Stagc. a. Inclusionary Zoning regulations: The specifics of compliance with this ordinance will be determined through an Inclusionary Housing Agreement with the City of Dublin. If the City determines that inclusionary housing is not appropriate on this site, the developer will have the opportunity to pay in lieu fees for the entire requirement. The Stage 2 Development Plan allows an option for two lots (Lots 15 and 20) to be duplexes if the developer chooses to build the affordable units. If the developer pays the in-lieu fee for the entire development, the duplex units will not be constructed on the site. Section 5. RELATION TO PRIOR ORDINANCE. This ordinance supersedes Ord. 15-02 as to the Nielsen Property site only. ~ , ,. ~ ~~._.._-.~ .. . ~-.~ 3ILVBRA RANCH Dffiyg 19 ~~ ~ ~ ~~ Section 6. Pursuant to the Dublin Zoning Ordinance, section 8.32.060.C, the use, development, improvement, and maintenance of the Project area shall be governed by the provisions of the closest comparable zoning district (R-1 Single Family Residential Zoning District) except as provided in the Stage 2 Development Plan. Section 7. 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 BY the City Council of the City of Dublin, on this 18~' day of May 2010 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk 20