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HomeMy WebLinkAbout8.1 PCSR Nieisen Residential Project SDR/CUP OF DU��� IZ X82 STAFF REPORT PLANNING COMMISSION DATE: June 10, 2014 TO: Planning Commission SUBJECT: PUBLIC HEARING - PLPA 2014-00013 — Nielsen Residential Project - Site Development Review and Conditional Use Permit for minor amendments to Planned Development Zoning District PA 07-057 Report prepared by Kristi Bascom, Principal Planner EXECUTIVE SUMMARY: The Applicant, William Lyon Homes, is requesting approval of Site Development Review and an amendment to the Planned Development Zoning District Stage 2 Development Plan for the construction of 36 single-family homes on an approximately 11 acre site. Vesting Tentative Map 7950, which established the subdivision of the site into multiple residential lots, was approved by the Planning Commission in 2010. The current project application is to approve the architectural design of the neighborhood and minor modifications to the Planned Development Zoning District (PA 07-057). Minor modifications to a Planned Development Zoning District can be approved by means of a Conditional Use Permit. RECOMMENDATION: Staff recommends that the Planning Commission: 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) Adopt the following Resolutions: a) Approving Site Development Review for a new 36-unit single-family residential neighborhood on a 10.9-acre parcel at 6407 Tassajara Road; and b) Approving a Conditional Use Permit for minor amendments to the development standards, planned development exhibits, landscape and open space guidelines, and architectural criteria for the Nielsen Project Planned Development Zoning District (PA 07-057). Submitted By Re iew y Principal Planner Assistant Community Development Director COPIES TO: Applicant File ITEM NO.: 8.1 Page 1 of 9 GAPA\2014\PLPA-2014-00013 Nielsen SDR-PD amend\PC 06.10.2014\PCSR Nielsen 06.10.14.docx PROJECT DESCRIPTION: Background: The Nielsen property is 10.9 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, and a wireless communications monopole with related equipment storage. Figure 1: Vicinity Map The 10.9 acre property is generally , rectangular in shape, has TACO" approximately 600 feet of frontage COS O�S`t along Tassajara Road and has a CoP1.1�pp,C depth of approximately 780 feet. The property consists of gently roiling hills and increases in grade from Tassajara Road (nearly 455 feet above sea level) up to the rear WALLIS RANCH portion of the property (approximately 1. 565 feet). Figure 1 shows the Nielsen Property and its surroundings. Surrounding uses include the Sllvera Ranch residential neighborhood to the north, Quarry x Y: Lane School to the south, the future K �, Wallis Ranch property to the west PROJECT SITE \1 across Tassajara Road, and rural I residential land to the east. J i The site has a General Plan and DUBLIN RANCH Dublin Specific Plan land use Eastern p DUBLIN RANCH DRIVE designation of Low Density Single 1 Family Residential. Q �� Entitlement History: 1 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 I - Stage 1 Development Plan. The Nielsen property was included in the Silvera Ranch annexation so that the -----.___P ENN_�TRAL 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. In 2010, the City Council approved Resolution 76-10, approving a General Plan and Eastern Dublin Specific Plan Amendment to designate the site Single-Family Residential, and Ordinance 11-10, approving a Planned Development Zoning District for the property along with a related Stage 1/2 Development Plan. The Planning Commission also approved Resolution 10-21 for 2 of 9 i Vesting Tentative Map 7950. At that point the zoning was in place for a future residential subdivision on the project site, and the Site Development Review approval for the design of the actual homes was expected to come at a later date. Project Proposal In 2014, William Lyon Homes acquired the site from the Nielsen family and submitted the Site Development Review application to permit the construction of 36 single-family homes. With the Site Development Review application, several minor modifications were proposed to the Stage 1/2 Development Plan to accommodate the proposed neighborhood layout and slightly modified lot configuration. The difference in the subdivision layout between the original 2010 approval and the 2014 proposal is illustrated in Figures 2 and 3. The overall subdivision layout has been determined to be in conformance with Vesting Tentative Map 7950 by the City Engineer. Figure 2: 2010 subdivision layout Figure 3: 2014 subdivision layout 31LViRA l4NCT1 PWSy i" Sl .;H .....% iA j Wri- ••nS i r 1.( L _ N N t{I+HPE f I i 1 ------ t =r i - w,R.M n a I i The Development Plan modifications and the Site Development Review plans are described in more detail in the sections below. ANALYSIS: Minor Amendments to the Stage 1/2 Development Plan The Stage 1/2 Development Plan approved in 2010 set the framework for future project review (Attachment 1). The Development Plan included the following sections: 1. Permitted and conditionally permitted land uses, 2. Residential site development standards, 3. Landscape and open space guidelines; and 4. Architectural criteria, guidelines, and styles. The proposed amendments to the Stage 1/2 Development Plan include minor modifications to Section 2 (Residential Design Standards Table) and the typical lotting concept. Modifications to the Design Standards Table were desired based on the architectural designs of the homes and the way in which they were fitting onto the lots. Modifications include slight reductions in certain 3 of 9 setbacks and the deletion of references to specific lot numbers (that have changed since the original approval). Exhibit A to Attachment 2 contains the amended Residential Design Standards Table and Typical Lot Setback Details in the Stage 1/2 Planned Development Amendment plan set. The 2010 Stage 1/2 Development Plan also included several different exhibits that have been modified based on the refined site layout, including: Sheet PD2-1 (Development Plan) is amended based on a refined layout for the subdivision Sheet PD2-2 (Preliminary Landscape Plan) is deleted and replaced with new landscape plans in the SDR plan set Sheet PD2-3 (Street Sections) is amended and renumbered Sheet PD2-4 (Ownership and Maintenance Plan) is amended and renumbered Sheet PD2-5 (Parking Plan) is deleted and replaced with a new exhibit in the SDR plan set Sheet PD2-6 (Wildfire Management Plan/Fire Access Plan) is amended and renumbered Sheets PD2-8 and 2-9 are deleted and replaced by new civil sheets in the SDR plan set Sheet L.1 (Fence and Wall Plan) is deleted and replaced by new landscape sheets in the SDR plan set One item to note on the amended Development Plan (Sheet PD2-1) is that the revised subdivision layout now provides a parcel for the continued existence of an existing wireless communications facility at the southeast corner of the project site. The wireless antennas are located within a faux-tree structure with an associated ground-mounted equipment cabinet. Exhibit A to Attachment 2 contains the new, amended, and renumbered PD sheets in the Stage 1/2 Planned Development Amendment plan set. The proposed amendments to the Stage 1/2 Development Plan also include minor modifications to Section 3 (Landscape and Open Space Guidelines) and Section 4 (Architectural Criteria, Guidelines, and Styles). For the Landscape Guidelines, the minor modifications include revisions to text that describes the overall site layout, the deletion of references to specific lot numbers (that have changed since the original approval), the deletion of references to the emergency vehicle access (that is no longer needed based on the current layout), and the removal of wall/fencing details, which have become a part of the SDR plan set. For the Architectural Criteria, the minor modifications include the deletion of references to split pad home design, which is not a design feature of the proposed Site Development Review application, and the deletion of references to specific lot numbers. Exhibit B to Attachment 2 contains the amended Landscape and Open Space Guidelines and Exhibit C to Attachment 2 contains the amended Architectural Criteria, Guidelines, and Styles. Chapter 8.32 of the Zoning Ordinance allows the Planning Commission, by means of a Conditional Use Permit, to approve minor amendments to an adopted Development Plan upon a finding that the amendment substantially complies with and does not materially change the provisions or intent of the adopted Planned Development Zoning District Ordinance for the site. In accordance with this Chapter, the Resolution approving a Conditional Use Permit for minor amendments to the development standards, planned development exhibits, landscape and open 4 of 9 space guidelines, and architectural criteria for the Nielsen Development Project is included as Attachment 2 to this Staff Report. Site Development Review The project has been designed to be a distinct neighborhood that compliments its site and the surrounding context, topography and land uses. The overall architectural and landscape theme is intended to enhance and be complimentary to adjacent neighborhoods, encourage pedestrian access and mobility, and provide the project with design cohesiveness. Access and Circulation — Primary access to the project site is via Silvera Ranch Drive, an entry street off Tassajara Road that connects at a signalized intersection. Tassajara Road is expected to ultimately be a six-lane divided street once completed. There are three streets in the neighborhood: Street A, Street B, and Street C. Street A will be a private street, and is designed to meet fire access standards. Street A is single-loaded and will have on-street parking on one side only. Street B and C will be public streets that can have on- street parking on both sides. The main entry drive to the neighborhood will have a separated sidewalk with six-foot wide parkway strips, and the sidewalk will transition to attached sidewalks within the neighborhood. Sheet PD2-2.1 of Exhibit A to Attachment 2 illustrates the cross-sections of the various streets within and adjacent to the neighborhood. Building Architecture Colors, and Materials — The proposed architecture at the Nielsen Property consists of three floor plans and three elevation styles for houses ranging from 2,815 to 3,140 square feet in size. The plans emphasize distinct architectural features that are complimentary to each style; including highlighted entries, porches, and second floor balconies. Single-story elements have been incorporated into each of the homes to add visual interest and appeal to the pedestrian scale. Varied setbacks at both the first and second floors further highlight the architectural massing and reduce the prominence of the garage doors. The plans include Monterey, European Eclectic, and French Country architectural styles. This combination produces a cohesive theme while maintaining diversity at the street-scene level. Each style has its own set of details including varied roof forms, pitches, and overhangs, window shapes and divisions, trim profiles, gable treatments, and a mixture of exterior materials that will wrap around all sides of the houses. A color and material palette has been provided that illustrates nine unique color and material schemes for the three architectural styles. Each architectural style (Monterey, French Country, and European Eclectic) has three distinct paint, brick/stone, and roof color combinations that will yield a blend that is distinctive yet complementary. The sheets under the "Architecture" tab of Exhibit A to Attachment 3 illustrate all of the floor plans, architectural styles, and provide call- outs for many of the building details. Color and material boards for all nine options will be provided at the Planning Commission meeting for review and consideration. Landscaping/Streetscape Plan — One of the benefits of the refined subdivision layout is the change to more commonly open space area onsite and the integration of opportunities for more natural, less water-intensive, landscaping. The landscape design draws on the naturally- occuring grassland around the project site while introducing more manicured aesthetic at the residential interface. Tree-lined streets with attached sidewalks create pedestrian linkages throughout the neighborhood. Low-rise community walls create a consistent theme and reinforce continuity throughout the community and limit constraining vertical elements. 5of9 Drought tolerant native and Mediterranean plantings are blended for aesthetic appeal as well as water-saving practices. Strategic use of open fencing affords the residents views to adjacent natural landscapes and beyond, limits visual barriers, yet has been designed to provide privacy where warranted. Sheets L-1 to L-5 of Exhibit A to Attachment 3 illustrate the conceptual landscape design for the project. Condition of Approval No. 35 of Attachment 3 notes the requirement for the Applicant to complete the construction of sidewalks, parkways strips, and landscaping from Silvera Ranch Drive onto the project site. Grading - On site grading will be required to provide building pads, internal roads, and proper drainage with suitable slope ratios and correct soil conditions. Sheet C-7 of Exhibit A to Attachment 3 illustrates the proposed grading plan and the location of retaining walls to create buildable residential pads. Retaining wall heights range from two to four feet. Parking — Parking for the project will be provided in compliance with the standard of two covered spaces per unit within an enclosed garage, plus one on-street guest parking space per unit. Affordable Housing/Inclusionary Zoning — At a public hearing on June 3, 2014, the City Council adopted a Resolution approving alternate means of compliance with the City's Inclusionary Zoning Ordinance. The Applicant is permitted to pay fees in-lieu of constructing five housing units on the project site. The proposed fee payment is $109,573 per unit for a total of $547,865. Public Art Compliance — The proposed project is subject to compliance with the City's Public Art Ordinance. The Ordinance requires the Applicant's contribution to be .5% of the aggregate value of the home construction to be determined and calculated by the City's Building Official. The original Stage 1/2 Development Plan contained a provision to meet this requirement through the placement of public art on site (Sheet PD 2-7). The Resolution approving Site Development Review for the Nielsen Project is included as Attachment 3 to this Staff Report, and Exhibit A to Attachment 3 contains the entire SDR plan set for the proposed project, including all architectural designs, landscape plans, and civil sheets. CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE In 2010, the City Council approved a General Plan 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). The proposed Site Development Review application and proposed minor modifications to the Stagel/2 Development Plan are consistent with the land use designations of the General Plan and Eastern Dublin Specific Plan. The proposed project will contribute to housing opportunities and diversity of product type consistent with the Eastern Dublin Specific Plan, and the City's Zoning Ordinance. The proposed master planned community is compatible with surrounding neighborhoods and communities developing in the City's Eastern Extended Planning area. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan. 6 of 9 REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District reviewed the project to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies are included in the Resolution approving Site Development Review. ENVIRONMENTAL REVIEW: The project is located within the Eastern Dublin Specific Plan area, which was the subject of an Environmental Impact Report for the General Plan Amendment and Eastern Dublin Specific Plan (SCH # 91103064), certified by the City Council in Resolution No. 51-93. The General Plan Amendment/Specific Plan EIR is a program EIR, which anticipated a series of subsequent actions related to future development in Eastern Dublin and identified some impacts from implementation of the General Plan Amendment/Specific Plan that could not be mitigated to less than significant. Upon approval of the Eastern Dublin project, the City adopted a statement of overriding considerations for such impacts. The City also adopted a mitigation-monitoring program, which included numerous measures intended to reduce impacts from the development of the Eastern Dublin area. 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 CEQA laws and regulations. The Supplemental EIR (SEIR) for the Nielsen Development Project (SCH # 2008052117) was certified by the Dublin City Council via Resolution 74-10 on May 18, 2010. The Nielsen Development Project SEIR was prepared in accordance with the California Environmental Quality Act (CEQA) based upon previous CEQA review of the Eastern Dublin EIR (SCH # 91103064). Copies of the Nielsen Development Project SEIR and previous CEQA documents are available for review at City Hall, 100 Civic Plaza, Dublin, California, during normal business hours. The applications for Site Development Review and a Conditional Use Permit for minor modifications to the Stage 1/2 Development Plan for the Planned Development Zoning District (PA 07-057 — Nielsen Development Project) are consistent with and covered by the Nielsen Development Project SEIR and therefore no additional environmental review is required. PUBLIC NOTICING: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project to advertise the project and the upcoming public hearing. A public notice also was published in the Valley Times and posted at several locations throughout the City. A copy of this Staff Report has been provided to the Applicant. 7 of 9 ATTACHMENTS: 1) City Council Ordinance 10-21 2) Resolution approving a Conditional Use Permit for minor amendments to the development standards, planned development exhibits, landscape and open space guidelines, and architectural criteria for the Nielsen Project Planned Development Zoning District (PA 07-057), with the Stage 1/2 Planned Development Amendment plan set attached as Exhibit A, the amended Landscape and Open Space Guidelines attached as Exhibit B, and the amended Architectural Criteria, Guidelines, and Styles attached as Exhibit C. 3) Resolution approving Site Development Review for a new 36-unit single-family residential neighborhood on a 10.9-acre parcel at 6407 Tassajara Road, with the Project Plans attached as Exhibit A. 8of9 GENERAL INFORMATION: APPLICANT/ PROPERTY OWNER: Scott Roylance, William Lyon Homes, 4000 Executive Parkway, Suite 250, San Ramon, CA 94583 LOCATION: 6407 Tassajara Road ASSESSORS PARCEL NUMBERS: 985-0002-009-02 GENERAL PLAN LAND USE DESIGNATION: Single Family Residential SPECIFIC PLAN LAND USE DESIGNATION: Single Family Residential (Eastern Dublin Specific Plan) SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North PD Medium Density Residential Medium Density Residential Silvera Ranch) South PD Medium Density Residential Quarry Lane School West PD Stream Corridor and Rural property Regional Park East PD Rural Residential/Agricultural Vacant 9 of 9 i