HomeMy WebLinkAbout04-006 EneaProp Starward Row
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: January 25, 2005
SUBJECT:
PUBLIC HEARING: PA 04-006 Enea Properties Starward Row
Residential Project - General Plan Amendment, Planned
Development Rezoning Stage I and Stage 2 Development Plan,
Vesting Tentative Tract Map and Site Development Review
Prepared by Pierce Macdonald, Associate Planner & Janet Harbin,
Senior Planner ~
1. Resolution recommending City Council adopt a Mitigated
Negative Declaration (attached as Exhibit A which includes
Initial Study) and accompanying Mitigation Monitoring
Program (attached as Exhibit B).
2. Resolution recommending City Council adopt a Resolution
approving the General Plan Amendment to amend the General
Plan Land Use Map (Figure 1-1 a), with map attached as
Exhibit A.
3. Resolution recommending City Council adopt the Ordinance
(attached as Exhibit A) approving the Planned Development
Rezoning with related Stage 1 and Stage 2 Development Plan
and Proj ect Plans (attached as Exhibit A-I).
4. Resolution approving Vesting Tentative Tract Map 7597
(attached as Exhibit A), subject to conditions.
5. Resolution recommending City Council approve the Site
Development Review for the project, subject to conditions.
6. Applicant/Developer's Written Statement
7. Streetscape ElevationlView
A TT ACHMENTS:
RECOMMENDA TION:
1. Hear Staff presentation;
2. Open Public Hearing;
3. Take testimony from the Applicant/Developer and the Public;
4. Close the Public Hearing and deliberate;
5. Adopt the Resolution (Attachment 1) recommending City
Council adopt a Mitigated Negative Declaration (attached as
Exhibit A which includes Initial Study) and Mitigation
Monitoring Program (attached as Exhibit B);
6. Adopt the Resolution (Attachment 2) recommending the City
Council approve a General Plan Amendment (with General
Plan Land Use map attached as Exhibit A);
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COPIES TO: Applicant/Developer
Property Owners
P A file
ITEM NO. Æ
7. Adopt the Resolution (Attachment 3) recommending City
Council adopt an Ordinance (Exhibit A) approving a Planned
Development (PD) Rezoning with related Stage I and Stage 2
Development Plan and Project Plans (attached as Exhibit A-I);
8. Adopt the Resolution (Attachment 4) approving Vesting
Tentative Tract Map 7597 (Exhibit A), subject to conditions;
and
9. Adopt the Resolution (Attachment 5) recommending City
Council approval of Site Development Review, subject to
conditions.
PROJECT DESCRIPTION
The current application proposes to demolish the existing 5,268-square-foot office building complex to
accommodate residential development of the site. The project Applicant, Enea Properties, requests the
following: a General Plan Amendment to change the land use designation of the site from Retail/Office to
Medium Density Residential (6.1 to 14.0 units per acre); a Stage 1 and Stage 2 Planned Development
District Rezoning; a Vesting Tentative Tract Map (7597); and, Site Development Review to allow
construction of 10 detached single-family homes (Project Plans are contained in Attachment 3, Exhibit A-
1).
The Applicant/Developer proposes two-story homes on individual rectangular lots ranging from 2,143
square feet to 2,652 square feet, with garages to the rear of the lots accessed by a shared private street to
be owned and maintained by the Home Owners Association for the project. The Applicant/Developer's
goal is to reproduce a traditional "row house" style of development that is typical of older suburban
neighborhoods and neo-traditional development, while providing a detached housing product (Applicant's
Written Statement is included as Attachment 6). Anticipated sales prices of the residences are expected to
be in the range of $550,000 to $600,000.
In 1963, the existing medical office building complex was built at 7475 Starward Drive on a portion ofa
.77 -acre parcel (APN 941-0173-002-02) now owned by Enea Properties Company LLC. The size of the
existing office complex is 5,268 square feet. A small parking lot occupies the area adjacent to the
building. A drainage canal owned and maintained by Alameda County Flood Control and Water
Conservation District Zone 7 (Zone 7) lies adjacent to the north property line of the site, and it was
constructed during that time period also. The site has flat topography, indicating previous grading, and
has been only partially developed. In 1985, the current Retail/Office land use designation was established
for the parcel on Starward Drive with adoption of the first General Plan after the incorporation of the City
to accommodate the existing office use on the property.
On September 1, 1998, the Dublin City Council approved a General Plan and Downtown Specific Plan
Amendment for a project on Starward Drive submitted by the DeSilva Group (PA 98-013), which lies
west of the proposed project across Starward Drive. The General Plan Amendment changed the land use
designation from Retail/Office to Medium Density Residential (6.1 to 14.0 units per acre) and amended
the Downtown Specific Plan to the remove the property from the planning area. On September 15,1998,
the City Council approved the Planned Development Rezoning and Site Development Review allowing
the construction of 31 small lots, single-family detached homes on the site. These homes were
subsequently constructed by Schuler Homes and are now occupied.
With the approval of the DeSilva Gates/Schuler project, there were residential uses established on three
sides of the Enea Properties parcel on Starward Drive. The DeSilva Gates/Schuler project established the
Medium Density (6.1-14.0 units per acre) land use designation to the west. To the east ofthe Enea
Properties parcel, an older 12-unit rental complex with a Medium-High Density (14.1 to 25.0 units per
2
acre) land use designation is established, and a neighborhood of homes with a Single Family Residential
(0.9 to 6.0 units per acre) land use designation is established to the north. A shopping center proposed for
renovation within the Downtown Specific Plan is located to the south with a Retail/Office land use
designation.
In October of 2003, the City Council directed Staff to review the feasibility of establishing a small park
on the site. However, on March 16, 2004, the City of Dublin Parks and Recreation Master Plan 2004
Update was approved by City Council without identifying a potential park use on the parcel, and
maintaining the Retail/Office land use designation on the property.
GENERAL PLAN AMENDMENT
The project site is currently designated Retail/Office on the City's General Plan Land Use map, which
does not allow residential uses. The Applicant/Developer is requesting approval of a land use designation
change to Medium Density Residential (a density of 6.1 to 14 dwelling units per acre) to allow single-
family residential uses for a maximum site development of 10 units with the accompanying Planned
Development District rezoning. The proposed development is less intense than the commercial
development potential under the existing Retail/Office land use designation and the current Commercial
Office (C-O) Zoning District as it would generate less traffic, noise and the need for City and other
agency services. The maximum development potential under the existing Retail/Office land use
designation is compared to the requested land use change in Table 2, below.
TABLE 2. EXISTING AND PROPOSED GENERAL PLAN LAND USE DESIGNATIONS
GENERAL Existing Retail/Office Proposed Development with Potential Development Medium
PLAN LAND Potential Medium Density Residential Density Residential
USE (.25 to .60 FAR) (6.1 to 14 d.u.lacre) (6.1 to 14 d.u.lacre)
Building Size or 8,423 to 20,216 sq.ft. 10 Units 4 to 10 units
Dwelling Units
19 to 101 employees 27 residents 10 to 27 residents
Population Yield (200 to 450 sq.ft./employee) (2.65 residents per unit) (2.65 residents per unit)
TOTAL Up to 20,216 sq.ft. 10 Dwelling Units 10 Dwelling Units
POTENTIAL Retail/Office Space
DEVELOPMENT
The existing General Plan land use designation of Retail/Office would allow a maximum building size of
20,216 square feet and 101 employees at a FAR of .60. In comparison, the proposed General Plan
Amendment component of the Enea project would allow a maximum of 10 units, which would be
expected to create housing for 27 residents based on Census Bureau statistics for average household size
in Dublin (2.65 persons per dwelling unit).
General Plan Consistency: As the proposed project requires a change in land use designation from
Retail/Office use to Medium-Density Residential (6.1 to 14 units per acre), the evaluation of General Plan
goals and policies for consistency is necessary for the introduction of residential uses on this site. The
following issues were evaluated for this project, including land use compatibility, traffic and circulation,
and noise to determine if the project is consistent with the goals and policies relative to the General Plan
land use designation requested. Based on the discussion and analysis that follows, the proposed General
Plan Amendment has been determined to be consistent with all General Plan goals, policies and
provIsIOns.
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Land Use Compatibility: The current Retail/Office land use designation is described in the General Plan
as "Shopping centers, stores, restaurants, business and professional offices, motels, service stations, and
sale of auto parts." The proposed change from Retail/Office to Medium-Density Residential land use
designation requires an evaluation of compatibility of land uses relative to the introduction of residential
uses at the requested density of 6.1 to 14 dwelling units per acre. The subject site currently has
established residential uses on three sides of the parcel. According to the General Plan Land Use Map,
Medium Density Residential land use is established on the property to the west (Schuler Homes
development), Medium-High Density Residential land use (14.1 to 25 units per acre) lies to the east (12
single-level multi-family units), and Single-Family Residential land use (0 to 6 units per acre) lies north
of the flood control channel adjacent to the project site (a standard single-family subdivision). A
shopping center, Shamrock Center, containing Big Lots and other retail stores, with a Retail/Office land
use designation is located to the south.
The requested land use designation for the project site is consistent with the Medium Density Residential
General Plan land use designation of the Schuler Homes project directly to the west, developed with 31
single-family detached residences. To the east, the development of 12 single-story multi-family rental
units having a Medium-High Density Residential land use designation, contain rear yard areas adjacent to
the shared property line and the private street of the proposed development. The proposed land use for
the Enea Properties site would serve as a land use transition between the shopping center to the south and
the residential uses to the north, and be more compatible with the surrounding residential neighborhood
than the existing Retail/Office land use on the site.
The proposed project is consistent with the intent of the General Plan Residential Land Use Section 2.12,
Neighborhood Diversity, and its guiding policies. Guiding Policy A of that section states, "Avoid
economic segregation by City sector." Implementing Policy B states that medium and medium-high
residential densities shall be allocated to development sites in all sectors of the Primary Planning Area.
The proposed introduction of housing at the Enea Project site will be consistent with these policies in that
it provides for the construction of a residential subdivision of small lot detached single-family homes, not
commonly available in the Primary Planning Area close to the downtown core. Additionally, the cost of
the units will be more affordable than many of the subdivisions under construction in the eastern portion
of the City or areas distant from the downtown core.
Traffic and Circulation: A Traffic Study was prepared for the project by TJKM (2004), which concluded
that fully-occupied, the 10 residences would generate 96 daily trips, with 8 trips in the a.m. peak hour
period and 10 trips in the p.m. peak hour period. In comparison to the residential project, maximum
development under the existing Retail/Office land use designation would be expected to create 220 daily
trips, with 31 trips in the a.m. peak hour and 30 in the p.m. peak hour. The proposed General Plan
Amendment would reduce the potential vehicle trips at the site by limiting the development intensity from
that of a retail or commercial office development to that of a small community of single-family homes.
Noise: A Noise Study was prepared for the project by Thorburn Associates in late 2004, which analyzed
the existing conditions and the potential noise impacts of the project. As previously mentioned, the
project site is directly bordered on the north and east by residential zoning districts, and by Starward
Drive to the west and south. San Ramon Valley Boulevard is located approximately 400 feet to the west
of the site and Amador Valley Boulevard is located approximately 600 feet to the south. Highway 680 is
located approximately V2 mile to the east of the site. The noise evaluation prepared for the project utilized
both a 24-hour instrument measurement and several short-term spot measurements.
Thorburn Associates concluded that ambient noise throughout the site was dominated by traffic noise
from adjoining streets. The calculated CNEL for the 24-hour measurement location was 58 dBA. Using
the spot measurements, CNEL levels were between 59 dBA and 60 dBA. These levels are consistent with
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the General Plan's Noise Exposure Contours plan, and consistent with General Plan acceptable exterior
community noise exposure levels of 60 dBA or less for residential development. Interior noise levels
would be reduced to 45 CNEL in any habitable room through normal building construction in compliance
to the General Plan and Uniform Building Code requirements. Thorburn Associates also concluded that
noise associated with the project, such as the sounds of children playing and the sounds of residents'
vehicles, is consistent with existing noise sources and levels in the area.
A Resolution recommending City Council adoption of the requested General plan is contained in
Attachment 2 for the Planning Commission's consideration, with the General Plan Land Use map
attached as Exhibit A.
PLANNED DEVELOPMENT DISTRICT REZONING
The Dublin Zoning Ordinance establishes the intent and requirements of a Planned Development Zoning
District, Chapter 8.32. The intent of the Planned Development Zoning District is to create a more
desirable use ofland, a more coherent and coordinated development, and a better quality physical
environment than would otherwise be possible under a standard zoning district. Chapter 8.32 of the
Zoning Ordinance requires that a Stage 1 and 2 Development Plan be adopted to establish concise
regulations for the use, development, improvement and maintenance of the property within the requested
Planned Development Zoning District. The Applicant/Developer is applying for a Stage 1 and 2
Development Plan for the subject site in accordance with the City's Zoning Ordinance.
Stage 1 and 2 Development Plan: The Stage 1 and Stage 2 Development Plan, included as Exhibit A-I
to Attachment 3, would establish the land use regulations and implement the density for the .77-acre site.
The proposed development mix consists of detached residential units in a row house architectural style.
Traditional row houses are designed to interact closely with the street through porches or stoops that are
raised slightly above street level. Although some row house development, such as traditional townhouse
development attaches dwellings on one or two sides, the Enea Properties project offers a detached, single-
family home product. The proposed Stage 1 and Stage 2 Development Plan site layout is depicted on
Sheets PD-l and SP-l of the Project Plans (Exhibit A-I of Attachment 3).
Statement of Proposed Uses: The proposed Development Plan includes a list of permitted and
conditional uses that are specific to this project. Permitted uses for the Enea Properties Starward Row
project are consistent with the intent and provisions of the Single-Family Residential (R-l) Zoning
District Chapter of the Zoning Ordinance (Chapter 8.20.020).
Site Area and Proposed Densities: The Development Plan provides for a maximum often (10) single-
family residential dwellings and other accessory uses typical of residential neighborhoods. The
development of this project is proposed in one phase with construction of the ten residences with
associated landscaping and fencing occurring over a one-year time period. The project will be built at a
density of 14 dwelling units per acre in accordance with the proposed accompanying General Plan
Amendment. A shared private street will provide access from Starward Drive to the driveway aprons and
garages behind the homes. The front elevations of all of the homes will face Starward Drive, providing
pedestrian access from the sidewalk.
Development Standards and Setbacks: Pursuant to the Planned Development District provisions of the
Zoning Ordinance, the Applicant/Developer is requesting flexibility in standard R-l District development
regulations, including front and side yard setbacks, modifications to minimum lot size, and, modifications
to the standard maximum lot coverage of 40 percent (40%) for single-family residential development.
The following table briefly describes the project characteristics.
TABLE 1. ENEA PROPERTIES ST ARWARD PROJECT CHARACTERISTICS
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I Home Size Footprint Lot Size Lot Front Side Parking Bldg.
Lot # ! (square feet) (square feet) (square feet) Coverage Setbacks Setbacks Spaces Height
(feet) (on-site) (feet)
1 1,595 s.f. 1,316 2,652 s.f. 49.6% 10 3' and 5' 2 26'
2 1,595 s.f. 1,316 2,464 s.f. 53.4% 10 3' 2 28'
3 1,595 s.f. 1,316. 2,464 s.f. 53.4% 10 3' 2 26'
4 1,595 s.f. 1,316 2,466 s.f. 53.3% 10 3' 2 26'
5 1,595 s.f. 1,316 2,596 s.f. 50.6% 10 3' and 5' 2 29'
6 1,595 5.f. 1,316 2,609 5.f. 50.4% 10 3' and 5' 2 26'
7 1,595 s.f. 1,316 2,468 s.f. 53.3% 10 3' 2 29'
8 1,595 s.f. 1,316 2,418 s.f. 54.4% 10 3' 2 28'
9 1,581 5.f. 1,206 2,143 5.f. 56.2% 10 3' 2 26'
10 1,342 s.f. 1,028 2,452 s.f. 41.9% 10 3' and 10' 2 26'
Other 6,375 s.f.
Areas*
Average 1,568 s.f. 1,078 s.f. 2,473 s.f. 51.6% 10 2 27 ft.
* Other areas include landscaping and project features
outside individual lots (not included in average).
Setbacks: The Applicant/Developer is requesting flexibility in standard R-l Zoning District front and
side yard setback regulations to allow a 1 O-foot minimum front yard setback on Starward Drive and a
minimum 3-foot side yard setback for the residences. Comparable standards for a R-l Zoning District
under the zoning district regulations in Section 8.36.020 ofthe Zoning Ordinance for a 4,000 to 5,000
square foot lot require a minimum 20-foot front yard setback and a minimum 5-foot side yard setback
(Section 8.36.020(A).
The City has approved planned development projects with setbacks which vary from the R-l Zoning
District setback standards in the past. Projects such as the Greenbriar project on Tassajara Road (P A 02-
048), the DeSilva Gates/Schuler Homes on Starward Drive (PA 98-013), and the Bancor Tralee project on
Sierra Lane (PA 02-062) were approved with front yard setbacks that range from four (4) feet to thirteen
(13) feet. Side yard setbacks for these projects range from no separation (Tralee) to 3 feet (Shuler
Homes) and 3.5 feet (Greenbriar). The purpose of the reduction in setbacks is to allow the
Applicant/Developer to provide a detached housing product while managing the unusual site constraints
of the long, rectangular parcel. Small lot single-family development like this Planned Development
project create more opportunities for first time home-buyers to purchase single-family detached homes in
the community.
Side Yards: Side yard setbacks of 3 feet are proposed for the majority of the lots in the subdivision.
Three of the lots, Lots 1,5, and 6, show 5-foot setbacks on one side of the lot (refer to Site Plan in Project
Plans, Exhibit A-I of Attachment 3). Lot 10, a comer lot, has a 10-foot side yard adjacent to the sidewalk
on Starward Drive, with a reduced rear yard area (discussed below). To maximize the use of the proposed
3-foot side yards, reciprocal easements will be established as part of the CC&Rs of the project (included
as Condition 46 of the Resolution for the Vesting Tentative Tract Map, Attachment 4). The reciprocal
easement will allow each ofthe properties to include the side yard setback ofthe adjacent property within
its private fenced area, thereby allowing the property owners use of a 6-foot area along one side of each
home. Reciprocal easements were also approved for the Schuler Homes project across Starward Drive
from this project site to create wider side yards. A fencing detail for the side yard areas is included in the
Project Plans on Sheet D-l of Attachment 3 (Exhibit A-I).
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Front Yards: The proposed lO-foot front yard setback of the Enea Properties Starward Row project is
parallel to and facing Starward Drive. The intent is to create a more pedestrian streetscape edge along
Starward Drive with a "walk-up" row house-style that places stairs and porches at 5 feet from the property
line. The homes will generally face the DeSilva Gates/Schuler Homes lots across the street on Starward
Drive and Galaxy Way, and new landscaping and street trees are proposed to be installed by the
Applicant/Developer to further soften and enhance the streetscape view along Starward Drive.
Rear Yards: Rear yard setbacks proposed for the residential lots vary based on the individual lot as the
garages are located behind the homes. The Applicant/Developer is requesting that deviations from the
standard R -1 Zoning District rear yard setback regulations of a minimum 20- foot setback be allowed for
the project as the style and design of the homes is different from a standard single-family residential
subdivision. As some garages are located in a portion ofthe rear yard setback, the size of the useable
outdoor living area is a more appropriate measure of the rear yard area. The rear yard areas, and the
useable outdoor living space provided, are further explained below in the section of this Staff Report
entitled "Outdoor Living Area."
Lot Size and Lot Coverage: Other requested Planned Development District provisions would allow a
minimum lot size of2,143 square feet on Lot 10, where R-l standards require 4,000 square feet; a
minimum lot width of26 feet, where R-l standards require 50 feet; a minimum lot depth of80 feet, where
R-l standards require 100 feet; and, maximum lot coverages of54% and 56.2%, where R-l standards
allow a maximum of 40 %. This Planned Development District project includes a request to allow Lots 8
and 9 to exceed the lot coverage of 54% due to the unusual shape of the lots created by the curve of
Starward Drive. Lots 8 and 9 would have lot coverages of 54.4% and 56.2%, respectively.
Small lot development and associated increased lot coverages are often allowed in new Planned
Development District projects in Dublin and have been constructed in other cities successfully, such as
the new development in Hercules near the Bay in a redeveloped area. Additionally, the Schuler Homes
development west of the project site contains average lot sizes of 2,250 square feet. The Enea Properties
project, as shown in Table 1 above, contains an average lot size of 2,473 square feet. The average lot
coverage in the proposed development is 51.6% (refer to Table 1 above). Although lot coverages have
been increased in the proposed Planned Development District Rezoning, careful consideration has been
given to the outdoor living area of the project, described in the following section.
Outdoor Living Area: The Development Plan proposes to create useable outdoor living areas, such as
backyards and patio areas, between the homes and the private street on the east side of the proposed
development. Rear yard setbacks vary and average approximately 30 feet deep and are partially covered
by garage area. The R-l Zoning District regulations require 20-foot rear yard setbacks without building
area. The open space area between the homes and the garage varies from 11 Y2 feet to 18 feet in depth, as
discussed below, providing increased opportunities for private useable outdoor spaces. Although these
areas are smaller in square footage than rear yards in standard residential districts, they are designed to
provide a private outdoor space for each owner's children to play or create a patio area for outdoor dining
and relaxation.
The homes on Lots 1 through 7 contain backyards of 1 8 feet by 26 feet, or 468 square feet in area. The
homes on Lots 8 and 9 contain outdoor areas ranging from 14 Y2 feet to 11 1/2 feet by 26 feet, or
approximately 300 square feet in area. Lot lO provides the smallest rear yard area at 12 feet by 12 feet or
144 square feet, but has a greater landscaped buffer between the house and the sidewalk (to be installed
by the Applicant/Developer) along the south and west property line, generally following the curve of
Starward Drive. As the outdoor living areas are designed to fit each individual lot, any changes to the size
of the rear yard outdoor living areas on the lots under the Planned Development Zoning District
regulations and Development Plan in Attachment 3 would be subject to a Conditional Use Permit
application review and approval by the Community Development Director.
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Inclusionary Zoning Regulations: This project is exempt from the Inclusionary Zoning Ordinance
provisions as the project contains fewer than 20 units. No Below Market Rate (BMR) units are required
to be identified on the site plan and made a component of the project pursuant to the Inclusionary Zoning
Chapter ofthe Zoning Ordinance (Chapter 8.68).
VESTING TENTATIVE TRACT MAP 7597
The existing site contains one. 77 acre parcel. The Applicant/Developer has submitted Vesting Tentative
Tract Map 7597 (Exhibit A to Attachment 4) to subdivide the existing parcel into lllots. Lots 1 through
10 would be developed with detached residences as shown on the map. Lot 11 would consist of the
shared private street behind the homes for garage access as a separate parcel to be maintained by a
Homeowners Association in accordance with the Conditions of Approval in the Resolution for the
Planning Commission's consideration in Attachment 4. The Planning Commission is the authority for
review and approval of all tentative tract maps; however, as subdivision of the property into 11 individual
lots is dependent on approval of the General Plan Amendment and Planned Development District
rezoning, the tentative tract map would only be valid if the City Council proceeds with approval ofthose
requests.
Improvements provided by the Vesting Tentative Tract Map, along with the Conditions of Approval in
the Resolution in Attachment 4, address the related street improvements, sidewalk improvements,
circulation and access, circulation monitoring devices, drainage, utilities, landscaping, and the
contribution towards the under-grounding of utilities. Street improvements and right-of-way dedications
are shown in detail on the Vesting Tentative Tract Map (Exhibit A of Attachment 4) and on the
Landscape Plan, Sheet L-l of the Project Plans (Exhibit A-I of Attachment 3). All improvements will be
installed by the Applicant/Developer and/or in-lieu fee payments will be required to cover the cost of the
required improvements.
Maintenance of landscaping, private streets, and common open space will be the responsibility of a Home
Owners Association established as part of the project (Conditions 46 and 47 of Resolution in Attachment
4). Covenants, Conditions, and Restrictions (CC&Rs) are required to be adopted for the development to
ensure that there is adequate provision for the maintenance, in good repair and on a regular basis, of the
landscaping, irrigation, fences, walls, drainage, lighting, signs and other improvements in private common
areas and within the adjacent street frontage right-of-way along Starward Drive. The
Applicant/Developer will be required to submit a copy of the CC&Rs document to the City for review and
approval relative to this condition (Condition 46 of Resolution in Attachment 4).
SITE DEVELOPMENT REVIEW
The Applicant/Developer has submitted an application requesting approval of Site Development Review
for the project. The application submittal consists of the Project Plans contained in Exhibit A-I of
Attachment 3, illustrating the location and design of the features of the Enea Starward Row project,
including the siting of buildings, internal access, landscape plan, and the architectural design (elevations)
of the homes, which are discussed in detail below.
Architectural Design/Concept: The architectural design of the residences in the project consists of
elements of four traditional architectural styles: Craftsman, Italianate, Monterey, and French Country.
The architectural elevations, prepared by the Craig and Grant Architects, are included in Sheets A-2 and
A-3 of Exhibit A-I to Attachment 3. The colored elevation and Streetscape View illustration in
Attachment 7 depicts the homes along the project frontage on Starward Drive, illustrating the combination
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of colors to be used on the homes. A materials and color board will be available for review at the
Planning Commission hearing.
As mentioned in the Applicant/Developer's Written Statement in Attachment 6, the design concept of the
project is to create a unique urban neighborhood containing single-family homes, with attributes similar to
those found in the Victorian row house-style in San Francisco or Boston. The architectural design of the
project is similar in style and scale, but with greater variation in design and detailing on the units, to the
DeSilva Gates/Schuler Home residences to the west ofthe site across Starward Drive. The DeSilva
Gates/Schuler Home residences generally have stucco exteriors with features commonly found in modem
Italianate and Monterey style residential development (refer to photographs of development on Sheet D-2
of Exhibit A-I to Attachment 3). The Enea Properties' homes will have building surfaces consisting of
brick, stone, wood siding and painted stucco with tile or shingle roofs. The building elevations are well
articulated with covered porches fronting on the street and varied rooflines that reduce the massing of the
two-story buildings, and incorporate the architectural elements and features of the selected styles.
Each detached row house-style home is sited to face the public thoroughfare along Starward Drive, with
access to each garage from a common private street/driveway. All ofthe units include a small front
portico or porch in the first floor of living area. The detailing, forms and elements such as the window,
door and porch treatments are fully integrated and continue to be articulated on all elevations of the
residential units in the project. For example, the side elevations of the homes are treated with the same
level of detail in trim and architectural features as the front elevation of the individual unit, with attention
given to the privacy of residents as no windows face other windows on the sides of the houses. Each unit
includes two parking spaces within a detached garage that is constructed to reflect the architectural style
of the home on the lot. The homes on Lots 9 and 10 extend the architectural design to a second floor
above the garage to provide an additional living area.
Parking/Streetscape: The project establishes on-site parking requirements consistent with parking
requirements for single-family homes found in Chapter 8.76 of the Zoning Ordinance, Off-Street Parking
and Loading. Parking for the residential development on the site is provided at a 2.0 covered parking
ratio per residential unit contained within a two-car garage located to the rear of each lot. The project Site
Plan is provided on Sheet SP-l of the Project Plans (Exhibit A-I to Attachment 3). Guest parking for 15
spaces is provided along the east side of Starward Drive, a public street. However, no guest parking
spaces are included within the perimeters of the proposed development. To provide additional safety, the
garage of the home on Lot 10 is equipped with two automatic garage doors to allow drivers to exit the
garage on to the private street behind the unit without backing into the traffic lane on the curve of
Starward Drive.
As the living areas of the proposed homes, not the garages and driveways, are oriented towards Starward
Drive, a safe pedestrian atmosphere is created along the street and facing the residential development to
the west. Residences along the street are regularly spaced and provide architectural features such as
porches and stairs, as discussed in the section of this report on architecture (see Sheet A-4 of the Project
Plans in Exhibit A-I of Attachment 3). Access to the homes is from the sidewalk along Starward Drive
with the first floors of the units setback from the walkway and raised 18" above ground to separate the
stairs and porches from the street level, thereby increasing privacy and security. Project amenities include
enhanced streets cape features such as new sidewalk paving, light poles, street trees, and a landscaped
strip. Enhanced sidewalks are intended to support the pedestrian "walkability" ofthe street created by the
porches and other architectural features of the homes.
Landscape Plan and Existing Fence: The Landscape Plan is shown on Sheet L-l of the Project Plans in
Exhibit A-I to Attachment 3). Project development would remove one olive tree and various shrubs, such
as oleanders, at the project site. None of the trees planned for removal are "Heritage Trees" as defined in
the City's Tree Ordinance. The project would not result in the degradation of scenic resources at the
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project site or in the immediate vicinity. The Landscape Plan shows the locations of eight (8) new street
trees along Starward Drive, with the species of trees to be planted to be determined by the City Public
Works Department. The front yards of each individual lot would be landscaped with appropriate trees,
shrubs, perennials, and groundcover. Condition of Approval #30 of the Vesting Tentative Tract Map
(refer to Resolution in Attachment 4) requires that an existing multi-branch palm tree on Lot 1 will be
retained.
Landscaping plans include the development of a 265-foot long, 5-foot wide bioswale that would lie
parallel to the east property line of the project site. The purpose of the bioswale is to treat storm water
run-off from the site and to slow storm water before it enters the City storm drain. This feature has been
added to improve water quality pursuant to City regulations and BAAQMD water quality standards.
Landscaping along the private driveway, including the bioswale would be maintained by the Home
Owners Association which will be required to enter into an Agreement for Long-Term Landscape
Maintenance with the City of Dublin. The final design of the landscaping for the project, based on the
preliminary plan, must be submitted in the form of a final landscape plan for approval by the Community
Development Director prior to issuance of building permits.
An existing wooden fence is located along the common property line between the Enea Properties site and
the proposed private street adjacent to the rental units to the east. The garages of the homes would be
sited between the private driveway and the homes to provide additional privacy and sound buffering. The
Applicant/Developer is proposing to retain the six-foot tall wooden fence along the shared property line
and between the units. A condition has been included in the Conditions of Approval in the Resolution in
Attachment 5 which requires the Applicant/Developer to replace the fence if it is found to be in poor
condition or is damaged during construction (Site Development Review Condition 43 of Attachment 5).
Timing of Approvals
Although the Planning Commission is generally the approval body for the Site Development Review
(SDR), Staff recommends that the Planning Commission not take action on this item, but recommend
approval to the City Council as part of the Project, as it would not be valid unless the General Plan
Amendment and the Planned Development District Rezoning were first approved by the City Council.
Section 8.96.20.C.3 of the Zoning Ordinance allows the Planning Commission to transfer original hearing
jurisdiction to the City Council at its discretion because of policy implications, unique or unusual
circumstances, or the magnitude of the project. The Vesting Tentative Tract Map, however, is
recommended for approval by the Planning Commission.
ENVIRONMENT AL REVIEW
Pursuant to the California Environmental Quality Act (CEQA), the City prepared an initial study
consistent with CEQA Guidelines Section 15162 for the project, including the General Plan Amendment,
Planned Development Rezoning and Stage 1 and Stage 2 Development Plan, Site Development Review,
and Vesting Tentative Tract Map 7597, to assess whether the project would result in any potential
significant environmental impacts. The Initial Study in Exhibit A of the Resolution in Attachment 1
identified potential environmental impacts unless mitigations were incorporated in the project related to
air quality impacts during construction; strong seismic ground shaking; presence of asbestos in existing
retail/office buildings; on-site erosion during construction activities and expansive soils; and, temporary
noise impacts during construction activities.
Various studies addressing potential traffic and air quality, noise, hazardous materials and waste, and
geotechnical impacts have been prepared for the project, as discussed above in this report, and mitigation
measures were recommended which would reduce the identified potential impacts to less-than-significant
levels. Based on this, a Mitigated Negative Declaration and accompanying Mitigation Monitoring Plan
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were prepared for this project. The draft Mitigated Negative Declaration with Initial Study was filed with
the Alameda County Clerk and circulated to applicable agencies for review and comments during a 20-
day review period, beginning January 5, 2005 and ending January 25, 2005.
Subsequent incorporation of all mitigation measures recommended by the various studies and the City's
standards for construction in the Project design, and further evaluation, has determined that the Project, as
designed and proposed, would not result in any significant adverse impacts. All potential environmental
impacts have been reduced to a less-than-significant level. As a Mitigated Negative Declaration was
prepared for the Project, State law requires a Mitigation Monitoring Program to be established and
adopted with the environmental document. The Resolution (Attachment 1) recommending City Council
adoption of the Mitigated Negative Declaration (Exhibit A of the Resolution) and the accompanying
Mitigation Monitoring Plan (Exhibit B of the Resolution) is included with this Staff Report.
CONCLUSION
This application has been reviewed by the applicable City Departments and agencies, and their comments
have been incorporated into the Planned Development Stage 1 and 2 Development Plan, and the
Conditions of Approval for Vesting Tentative Tract Map 7597 and the Site Development Review for the
project. The proposed project is consistent with the Dublin General Plan, and represents an appropriate
project for the site as it is compatible with the surrounding residential development and adjacent
roadways. The Planning Commission is charged with the approval of Vesting Tentative Tract Maps and
Site Development Reviews, while the City Council approves rezonings (Planned Developments and Stage
1 and Stage 2 Development Plans) and General Plan Amendments. However, Staff is recommending that
the Planning Commission transfer approval of the Site Development Review to the City Council in
accordance with the Zoning Ordinance, as the other related project approvals will be considered by the
City Council.
RECOMMENDATION:
It is recommended that the Planning Commission:
1) Hear Staff presentation;
2) Open the Public Hearing;
3) Take testimony from the Applicant/Developer and the Public;
4) Close the Public Hearing and deliberate;
5) Adopt the Resolution (Attachment 1) recommending City Council adopt a Mitigated Negative
Declaration (attached as Exhibit A which includes Initial Study) and Mitigation Monitoring Program
(attached as Exhibit B);
6) Adopt the Resolution (Attachment 2) recommending the City Council approve a General Plan
Amendment (with General Plan Land Use map attached as Exhibit A);
7) Adopt the Resolution (Attachment 3) recommending City Council adopt an Ordinance (Exhibit A)
approving a Planned Development (PD) Rezoning with related Stage 1 and Stage 2 Development
Plan and Project Plans (attached as Exhibit A-I);
8) Adopt the Resolution (Attachment 4) approving Vesting Tentative Tract Map 7597 (attached as
Exhibit A), subject to conditions; and,
9) Adopt the Resolution (Attachment 5) recommending City Council approve the Site Development
Review for the Project, subject to conditions.
G:\p A#\2004\04-006 Enea\PCSR 1-25-05.doc
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GENERAL INFORMATION
APPLICANT/OWNER:
CONSULTANTS:
LOCATION:
ASSESSOR PARCEL NO.:
EXISTING ZONING:
GENERAL PLAN DESIGNATION:
PROPOSED ZONING;
PROPOSED GENERAL PLAN
DESIGNATION:
ENVIRONMENTAL REVIEW:
Enea Properties Company, LLC
190 Hartz Avenue, Suite 260
Danville, CA 94526
Contact: Robert Enea
Craig + Grant Architects
7475 Starward Drive
941-0173-002-02
C-O (Commercial Office)
Retail Office
PD (Planned Development District)
Medium-Density Residential
The potential environmental impacts ofthis project were
addressed by the Mitigated Negative Declaration and Initial
Study and accompanying Mitigation Monitoring Program for
P A04-006 (see discussion in agenda statement).
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