HomeMy WebLinkAboutAttachmt 3 Reso AdoptOrd & Plns
RESOLUTION NO. 05-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING CITY COUNCIL ADOPT AN ORDINANCE
TO APPROVE THE PLANNED DEVELOPMENT (PD) DISTRICT REZONING AND
STAGE 1 AND STAGE 2 DEVELOPMENT PLAN FOR PA 04-006,
ENEA PROPERTIES ST ARW ARD ROW PROJECT
WHEREAS, the Enea Properties Company LLC, the site property owner, has requested
approval of a Planned Development District Rezoning and Stage 1 and Stage 2 Development Plan, in
conjunction with Site Development Review, and Vesting Tentative Tract Map 7597, to subdivide a .77-
acre parcel (APN 941-0173-002-02) for ten (10) single-family dwellings and related improvements on
land generally located north and east of Starward Drive, and north of the Shamrock Shopping Center;
and
WHEREAS, a completed application the Planned Development (PD) District Rezoning and Stage 1
and 2 Development Plan and for each of the requested actions is available and on file in the Dublin
Community Development Department; and
WHEREAS, 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 Planned
Development District Rezoning and Stage 1 and 2 Development Plan request, to assess any potential
significant environmental impacts which may result from the project. Various studies addressing
potential traffic and air quality, noise, hazardous materials and waste, and geotechnical impacts were
prepared for the project, and mitigation measures were recommended to reduce the identified potential
impacts to less-than-significant levels. Based on this, a Mitigated Negative Declaration and
accompanying Mitigation Monitoring Plan were prepared, and 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. The Mitigated Negative Declaration and Mitigation Monitoring Program are proposed
for adoption with this Project and are include in the attachments to the Staff report; and
WHEREAS, the Planning Commission did hold a public hearing on said application on January 25,
2005; and
WHEREAS, proper notice of said hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted to the Planning Commission recommending Planning
Commission approval of a Resolution recommending City Council adoption of an Ordinance (in attached
Exhibit A) to establish the Planned Development District (PD) Rezoning and Stage 1 and Stage 2
Development Plan (in attached Exhibit A-I) for the Enea Properties Starward Row Residential Project,
PA 04-006; and
WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and
testimony hereinabove set forth on January 25,2005; and used their independent judgment.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT the Dublin Planning
Commission does hereby recommend the City Council make the following findings and determinations
regarding said proposed Planned Development District Rezoning and Development Plan:
3
1. The Planned Development District (PD) Rezoning is consistent with the general
provisions, intent and purpose of the Planned Development Zoning District of the Zoning
Ordinance, Chapter 8.32. The Planned Development Rezoning will be appropriate for the
subject property in terms of setting forth the purpose, applicable provisions of the Dublin
Zoning Ordinance, range of permitted and conditionally permitted uses and Development
Standards as established in the Development Plan in attached Exhibit A-I, which will be
compatible with existing commercial, industrial and residential uses in the immediate
vicinity, and will enhance development of the general area; and
2. The Planned Development District (PD) Rezoning is consistent with the general
provisions, intent, and purpose of the Planned Development District of the Zoning
Ordinance, in that it contains all information required by Section 8.32 of the Zoning
Ordinance and accomplishes the objectives of Section 8.32.010, A through H, ofthe
Zoning Ordinance; and
3. The Planned Development Rezoning will not have a substantial adverse effect on health or
safety or be substantially detrimental to the public welfare or be injurious to property or
public improvement, as all applicable regulations will be met and, as conditioned,
mitigations described in the Initial Study and Mitigated Negative Declaration have been
incorporated into the project, in conjunction with the Conditions of Approval for Vesting
Tentative Tract Map 7597 and the associated Site Development Review for the Project,
that will reduce potentially significant impacts to a level ofless-than-significant; and
4. The Planned Development District Rezoning will not overburden public services or
facilities as all agencies have commented that public services are available and sufficient to
meet the needs of the development, and as the Applicant/Developer shall be required to
pay fees required by service providers and other fees, including but not limited to, the
Public Facilities fee, to share the cost of providing City services to new development; and
5 The Planned Development District Rezoning will be consistent with the policies of the
Dublin General Plan land use designation of Medium Density Residential because the
project will allow development at 14 dwelling units per acre within the density range
allowed by this General Plan land use designation, 6.1 - 14.0 dwelling units per acre, and
the maximum development under the density range has been evaluated for potential
environmental impacts as stated in Finding 3, above; and
6. The Planned Development District Rezoning will create an attractive, efficient and safe
environment though development standards contained in the Stage 1 and 2 Development
Plan and Project Plans in attached Exhibit A-I, relative to setbacks, building height,
minimum lot size, maximum lot coverage; and fences; and
7. The Planned Development District Rezoning will benefit the public necessity, convenience
and general welfare as it will develop a compatible residential subdivision in an established
residential community, near commercial services, shopping centers, City services such as
the Senior Center, and public transportation such as WHEELS bus service; and
8. The Planned Development District Rezoning and the accompanying Site Development
Review will be compatible with and enhance the general development of the area as it will
be developed pursuant to a comprehensive Stage 1 and 2 Development Plan, containing
standards for setbacks, building height, minimum lot size, maximum lot coverage, and
fences; and
2
9. The Planned Development District Rezoning will provide an environment that encourages
the efficient use of common areas, as well as resources because the design of the shared
private street access to the garages of the homes will reduce the amount of driveway
paving on the site, increasing the land available for outdoor living areas.
BE IT FURTHER RESOL VED THAT the Dublin Planning Commission does hereby
recommend that the City Council adopt an Ordinance (Exhibit A) approving a Planned Development (PD)
District Rezoning and Stage 1 and 2 Development Plan (Exhibit A-I) for P A 04-006, the Enea Properties
Starward Row Residential Project, of Attachment 3 of the Staff report and attached hereto, dated January
25,2005, which constitutes the regulations and standards for the use, improvement, and maintenance of
the property.
PASSED, APPROVED AND ADOPTED this 25th day ofJanuary, 2005.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Manager
g: \04-006\Planning Commission \pcres-pd.doc
3
ORDINANCE NO. -05
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
***********************************
AMENDING THE ZONING MAP TO REZONE PROPERTY TO A PLANNED
DEVELOPMENT (PD) DISTRICT AND APPROVING A RELATED STAGE 1 & 2
DEVELOPMENT PLAN FOR APPROXIMATELY .77 ACRES LOCATED AT 7475
ST ARW ARD DRIVE
P A 04-006
WHEREAS, the Enea Properties Company LLC, the site property owner, has requested
approval of a General Plan Amendment to change the land use designation from Retail/Office to
Medium Density Residential (6.1 - 14.0 units per acre), a Planned Development District Rezoning and
Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Tract Map
7597 to subdivide a .77- acre parcel (APN 941-0173-002-02) for ten (10) single-family dwellings and
related improvements on land generally located north and east of Starward Drive, and north of the
Shamrock Shopping Center; and
WHEREAS, a completed application for each of the requested actions is available and on file in
the Dublin Community Development Department; and
WHEREAS, 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 Planned
Development District Rezoning and Stage 1 and 2 Development Plan request, to assess any potential
significant environmental impacts which may result from the project. Various studies addressing
potential traffic and air quality, noise, hazardous materials and waste, and geotechnical impacts were
prepared for the project, and mitigation measures were recommended to reduce the identified potential
impacts to less-than-significant levels. Based on this, a Mitigated Negative Declaration and
accompanying Mitigation Monitoring Plan were prepared, and 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. The Mitigated Negative Declaration and Mitigation Monitoring Program are proposed
for adoption with this Project and are include in the attachments to the Staffreport; and
WHEREAS, the Planning Commission did hold a public hearing on said application on January
25,2005; and
WHEREAS, proper notice of said hearing was given in all respects as required by law; and
WHEREAS, the Planning Commission did adopt Resolution 04-_ recommending that the City
Council adopt an Ordinance to establish a Planned Development (PD) Rezoning and Stage 1 and 2
Development Plan for the Enea Starward Row Residential Project, P A 04-006;
WHEREAS, the City Council did hold public hearings on said application on
,2005;
and
WHEREAS, proper notices of said hearings were given in all respects as required by law; and
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WHEREAS, a Staff Report was submitted to the Dublin City Council, dated ,
recommending adoption of an Ordinance to approve the Planned Development District Rezoning for the
Enea Properties Starward Row Residential Project P A 04-006; and
WHEREAS, the City Council did hear and use its independent judgment and considered all said
reports, recommendations and testimony hereinabove set forth; and
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT the Dublin City Council does
hereby make the following findings and determinations regarding said proposed Planned Development
Rezoning and Stage 1 and Stage 2 Development Plan:
1. The Planned Development District Rezoning is consistent with the general provisions,
intent and purpose of the Planned Development Zoning District of the Zoning Ordinance,
Chapter 8.32. The Planned Development Rezoning will be appropriate for the subject
property in terms of setting forth the purpose, applicable provisions of the Dublin Zoning
Ordinance, range of permitted and conditionally permitted uses and Development
Standards, which will be compatible with existing commercial, industrial and residential
uses in the immediate vicinity, and will enhance development of the general area; and
2. The Planned Development District Rezoning is consistent with the general provisions,
intent, and purpose of the Planned Development Zoning District of the Zoning Ordinance,
in that it contains all information required by Section 8.32 of the Zoning Ordinance and
accomplishes the objectives of Section 8.32.010, A through H, ofthe Zoning Ordinance;
and
3. The Planned Development District Rezoning will not have a substantial adverse effect on
health or safety or be substantially detrimental to the public welfare or be injurious to
property or public improvement, as all applicable regulations will be met and, as
conditioned, mitigations described in the Initial Study and Mitigated Negative Declaration
will be incorporated into the project that will reduce potentially significant impacts to a
level ofless-than-significant; and
4. The Planned Development District Rezoning will not have a substantial adverse effect on
health or safety or be substantially detrimental to the public welfare or be injurious to
property or public improvement, as all applicable regulations will be met and, as
conditioned, mitigations described in the Initial Study and Mitigated Negative Declaration
have been incorporated into the project, in conjunction with the Conditions of Approval for
Vesting Tentative Tract Map 7597 and the associated Site Development Review for the
Project, that will reduce potentially significant impacts to a level ofless-than-significant;
and
4. The Planned Development District Rezoning will not overburden public services or
facilities as all agencies have commented that public services are available and sufficient to
meet the needs of the development, and as the Applicant/Developer shall be required to
pay fees required by service providers and other fees, including but not limited to, the
Public Facilities fee, to share the cost of providing City services to new development; and
5 The Planned Development District Rezoning will be consistent with the policies of the
Dublin General Plan land use designation of Medium Density Residential because the
project will allow development at 14 dwelling units per acre within the density range
allowed by this General Plan land use designation, 6.1 - 14.0 dwelling units per acre, and
the maximum development under the density range has been evaluated for potential
environmental impacts as stated in Finding 3, above; and
6. The Planned Development District Rezoning will create an attractive, efficient and safe
environment though development standards contained in the Stage 1 and 2 Development
Plan and Project Plans in Exhibit A, relative to setbacks, building height, minimum lot
size, maximum lot coverage; and fences; and
7. The Planned Development District Rezoning will benefit the public necessity, convenience
and general welfare as it will develop a compatible residential subdivision in an established
residential community, near commercial services, shopping centers, City services such as
the Senior Center, and public transportation such as WHEELS bus service; and
8. The Planned Development District Rezoning and the accompanying Site Development
Review will be compatible with and enhance the general development of the area as it will
be developed pursuant to a comprehensive Stage 1 and 2 Development Plan, containing
standards for setbacks, building height, minimum lot size, maximum lot coverage, and
fences; and
9. The Planned Development District Rezoning will provide an environment that encourages
the efficient use of common areas, as well as resources because the design of the shared
private street access to the garages ofthe homes will reduce the amount of driveway
paving on the site, increasing the land available for outdoor living areas.
NOW, THEREFORE, the City Council of the City of Dublin does ordain as follows:
SECTION 1
Pursuant to Section 8.32, Title 8 ofthe City of Dublin Municipal Code, the City of Dublin Zoning Map is
amended to rezoning the following property ("Property") to a Planned Development Zoning District (P A
04-006):
Approximately .77 acres at 7475 Starward Drive (APN 941-0173-002-02) located on the
eastern edge of Starward Drive, and generally located in the Central Dublin area, north of
AmadorValley Boulevard.
A map of the Property is shown below:
.J
SECTION 2.
The regulations of the use, development, improvement, and maintenance of the Property are set forth in
the Planned Development Rezoning and Stage 1 and Stage 2 Development Plan for the Project Area
(Exhibit A to C) which is hereby approved. Any amendment to the Stage 2 Development Plan shall be in
accordance with Section 8.32.080 of the Dublin Municipal Code or its successors.
SECTION 3.
Except as provided in the Stage 1 and 2 Development Plan, the use, development, improvement, and
maintenance of the Property shall be governed by the provisions of the Dublin Zoning Ordinance.
SECTION 4.
This Ordinance shall take effect and be enforced thirty (30) days following its adoption. The City of
Dublin City Clerk shall cause this Ordinance to be posted in at least three (3) public places in the City of
Dublin in accordance with Section 36933 of the Government Code of the State of California.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Dublin this _day of
, 2005, by the following vote:
AYES:
NOES:
ABST AIN:
ABSENT:
Mayor
ATTEST:
City Clerk
EXHIBIT A
PLANNED DEVELOPMENT REZONING AND
ST AGE 1 AND STAGE 2 DEVELOPMENT PLAN FOR
ENE A PROPERTIES ST ARW ARD ROW RESIDENTIAL PROJECT
P A 04-006
This is a Development Plan for P A 04-006 pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance for the property located at 7475 Starward Drive (APN 941-0173-002-02) located on the
eastern edge of Starward Drive and generally located in the Central Dublin area, north of Amador
Valley Boulevard. This Development Plan meets all of the requirements for Stage 1 and Stage 2
review of the project.
This Development Plan is also represented by the General Plan Amendment and Stage 1 Site Plan, labeled
as Exhibit B to the Ordinance approving this Development Plan, and the Stage 2 Site Plan (Site Plan),
Vesting Tentative Tract Map (Tract 7597), Preliminary Landscape Plan, Preliminary Grading and Utility
Plan, and Floor Plans and Elevations, consisting of sheets dated January 10, 2005, labeled as Exhibit C to
the Ordinance approving this Development Plan (City Council Ordinance No. _- 05), and on file in the
Planning Division of the Community Development Department. The Planned Development Zoning
District allows the flexibility needed to encourage innovative development while ensuring that the goals,
policies, and action programs of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance
are satisfied.
The Development Plan consists of:
1. A Stage 1 and 2 Development Plan for 1 parcel, known as the Enea Properties Starward Row
Residential Project, consisting of approximately. 77 acres.
The Stage 1 and 2 Development Plan meets the requirements of Section 8.32.040.B of the Zoning
Ordinance and consists of the following:
1. Stage 1 Development Plan and Statement of Compatibility with Stage 2 Site Plan
2. Statement of Proposed Uses
3. Stage 2 Site Plan (Site Plan)
4. Site Area, Proposed Densities
5. Development Regulations
6. Phasing Plan
7. Dublin Zoning Ordinance - Applicable Requirements
8. Lot Coverage
9. Architectural Standards
10. Conceptual Landscaping Plan
11. Inclusionary Housing Provisions
ST AGE 1 AND 2 DEVELOPMENT PLAN
1. Stage 1 Development Plan and Statement of Compatibility with Stage 2 Site Plan. The Stage
1 Development Plan (as shown as Exhibit B) establishes a Planned Development rezoning with
Medium-Density Residential land uses consistent with the Dublin General Plan for one .77-acre
parcel at 7475 Starward Drive (APN 941-0173-002-02). The Stage 2 Development Plan (as
shown as Exhibit C) does provide for and regulate the detailed development ofthe Enea Properties
Starward Row Residential Project consistent with the Stage 1 Development Plan.
2. Statement of Proposed/Permitted Uses: The following are permitted for this site:
A. PD Medium-Density Residential
Intent:
The Medium-Density land use designations are established to: a) provide for and
protect a community of detached, single-family homes and residential uses typical of
a quiet, family-living environment; b) provide appropriately located space for
outdoor living, such as fenced play areas; c) provide opportunities for a greater
pedestrian-oriented, landscaped streetscape along Starward Drive; d) provide
adequate space to meet the parking needs of residents and guests; and e) provide an
attractive and appropriate transition between the residential neighborhoods to the
north, east, and west and the commercial shopping center to the south.
Intensity of Use: 6.1 - 14.0 dwelling units per acre
Permitted Uses:
Per the R-1 Zoning District.
Conditional Uses:
Per the R-1 Zoning District.
Accessory Uses:
All Accessory Uses shall be in accordance with Section 8.40 of the Dublin Zoning
Ordinance
Prohibited Uses:
Per the R-1 Zoning District
3. Stage 2 Site Plan. The Stage 2 Site Plan consists of Sheet SP-I of the project plans as shown as
Exhibit C, dated January 10,2005.
4. Site Area and Proposed Densities. The Project Site consists of one parcel totaling. 77 acres to be
developed with ten (10) detached residences on individual lots, for an average density of 13
dwelling units per acre.
5. Development Regulations. Residential development regulations have been established to ensure
that the proposed buildings and site plan achieve the desired design character and development
quality. The regulations set forth the minimum requirements necessary for planning of the
property. Refer to City of Dublin Zoning Ordinance for any regulations not specified below.
A. Setbacks
Front Yard:
From public right-of-way (Starward Drive): 10 feet with an average of 12 feet to
15 feet on curved lots. Porches may project up to a maximum of 5 feet to the front
property line. Steps of porches or porticos may encroach 1 - 2 feet into the 5-foot
setback.
Side Yard:
From private roadway: 5 feet
To property line: 3 feet - 5 feet to parcel boundary
Between units: 6 feet
From garages to side property line: 1 '8" and 2'8"
Between garages: 4'4" and 5'8"
Rear yards:
As shown on Site Plan. Average distance of 37 feet from dwelling to rear property
line. Average distance between garage and unit: 18 feet (11.5 feet minimum).
Distance from garage to rear property line: a minimum of 3 feet. Rear yard
setback shall be reduced for Lots 10 to five (5) feet due to unusual site constraints
caused by the curve of Starward Drive.
B. Height of Building
No building or structure shall have a height in excess of29 feet.
No building shall exceed two-stories in height.
Living space over garage shall not exceed 23.5 feet in height.
C. Lot size and dimensions:
Minimum lot size shall be 2,143 square feet.
Minimum lot width shall be 26 feet
Minimum lot depth shall be approximately 80 feet.
D. Parking: Parking shall be provided pursuant to Zoning Ordinance Chapter 8.76, Off-Street
Parking and Loading, for single-family residential development.
E. Reciprocal Easements and Privacy: The development of this property is predicated on
the reciprocal use of side and rear yards through the granting of exclusive use easements.
The purpose of this easement is to utilize the passive side of the home to increase the
active exterior open space of the home on the adjacent lot thereby creating increased
personal private yard areas. Penetrations to the passive side of the home (windows, etc.)
shall be limited, opaque material, above normal eye level and away from direct line of site
to insure maximum privacy. These requirements shall be governed by Covenants,
Conditions and Restrictions (CC & R's) to assure compliance and enforceability.
6. Phasing Plan. The Project Site will be constructed in one phase.
7. Dublin Zoning Ordinance - Applicable Requirements. Except as specifically modified by the
provisions of this Planned Development District Rezoning/Development Plan, the use,
development, improvement, and maintenance of property within this PD Zoning District shall be
subject to the provisions of the R-1, Single-Family Residential Zoning District ofthe City of
Dublin Zoning Ordinance with regard to pennitted/conditional uses, land use restrictions,
minimum/maximum development criteria, and shall be subject to all other general Zoning
Ordinance provisions and standards.
8. Maximum Lot Coverage: Maximum lot coverage for Lots 1-7 and Lot 10 shall not exceed 54%.
Maximum lot coverage for Lot 8 shall not exceed 54.4% and maximum lot coverage for Lot 9
shall not exceed 56.2%.
9. Architectural Standards. Refer to Project Plans, Sheets A-I to A-4, contained in Exhibit C,
Development Plan. Any modifications to the project design shall be substantially consistent with
these plans and of equal or superior materials and design quality.
10. Landscaping Plan. Refer to Project Plans, Sheet L-1, Conceptual Landscape Plan. All project
monumentation and entry signs shall conform to Sheet L-1. A Final Landscaping Plan will be
required to be submitted and approved prior to building permit issuance.
11. Inclusionary Zoning Ordinance. This project is exempt from the Inclusionary Zoning Ordinance
provisions as the size of the project is 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 unless revisions
to unit count increase the number of dwellings to 20 units or greater, pursuant to the Inclusionary
Zoning Chapter ofthe Zoning Ordinance (Chapter 8.68).
EXHIBIT A-I
PLANNED DEVELOPMENT REZONING AND
STAGE 1 AND STAGE 2 DEVELOPMENT PLAN FOR
ENEA PROPERTIES ST ARW ARD ROW RESIDENTIAL PROJECT
P A 04-006
This is a Development Plan for P A 04-006 pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance for the property located at 7475 Starward Drive (APN 941-0173-002-02) located on the
eastern edge of Starward Drive and generally located in the Central Dublin area, north of Amador
Valley Boulevard. This Development Plan meets all of the requirements for Stage 1 and Stage 2
review of the project.
This Development Plan is also represented by the accompanying General Plan Amendment, the Stage 1
and 2 Site Plan, Vesting Tentative Tract Map (Tract 7597), Preliminary Landscape Plan, Preliminary
Grading and Utility Plan, and Floor Plans and Elevations, consisting of sheets dated January 10, 2005,
labeled as Exhibit A-I to the Ordinance approving this Development Plan (City Council Ordinance No.
_- 05), and on file in the Planning Division ofthe Community Development Department. The Planned
Development Zoning District allows the flexibility needed to encourage innovative development while
ensuring that the goals, policies, and action programs of the General Plan and provisions of Chapter 8.32
of the Zoning Ordinance are satisfied.
The Development Plan consists of:
1. A Stage 1 and 2 Development Plan for 1 parcel, known as the Enea Properties Starward Row
Residential Project, consisting of approximately. 77 acres.
The Stage 1 and 2 Development Plan meets the requirements of Section 8.32.040.B of the Zoning
Ordinance and consists of the following:
1. Stage 1 and 2 Site Plan
2. Statement of Proposed Uses
3. Site Area and Proposed Densities
4. Development Regulations
5. Dublin Zoning Ordinance - Applicable Requirements
6. Lot Coverage
7. Architectural Standards
8. Conceptual Landscaping Plan
9. Inclusionary Housing Provisions
ST AGE 1 AND 2 DEVELOPMENT PLAN
1. Zoning. This PD Planned Development Zoning District is to provide for and regulate the
development of the Enea Properties Starward Row Residential Project as shown on the attached
Project Plans. The General Plan land use designation is Medium Density Residential, consistent
EXIDBIT A-I
with the Dublin General Plan, as amended, for one . 77-acre parcel at 7475 Starward Drive (APN
941-0173-002-02).
2. Statement of Proposed/Permitted Uses: The following uses are permitted for this site:
A. PD Medium Density Residential
Intent:
The Medium-Density land use designations are established to: a) provide for and
protect a community of detached, single-family homes and residential uses typical of
a quiet, family-living environment; b) provide appropriately located space for
outdoor living, such as fenced play areas; c) provide opportunities for a greater
pedestrian-oriented, landscaped streetscape along Starward Drive; d) provide
adequate space to meet the parking needs of residents and guests; and e) provide an
attractive and appropriate transition between the residential neighborhoods to the
north, east, and west and the commercial shopping center to the south.
Intensity of Use: 6.1 - 14.0 dwelling units per acre
Permitted Uses:
Per the R-1 Zoning District.
Conditional Uses:
Per the R-1 Zoning District.
Accessory Uses:
All Accessory Uses shall be in accordance with Section 8.40 of the Dublin Zoning
Ordinance
Prohibited Uses:
Per the R-l Zoning District
3. Stage 1 and 2 Site Plan. The Stage I and 2 Site Plan consists of Sheet SP-I of the Project Plans
as attached, dated January 10, 2005.
4. Site Area and Proposed Densities. The Project Site consists of one parcel totaling .77 acres to be
developed with ten (10) detached residences on individual lots following subdivision, for an
average density of 14 dwelling units per acre.
5. Development Regulations. Residential development regulations have been established to ensure
that the proposed buildings and site plan achieve the desired design character and development
quality. The regulations set forth the minimum requirements necessary for planning ofthe
property. Refer to City of Dublin Zoning Ordinance for any regulations not specified below.
A. Setbacks
Front Yard:
From public right-of-way (Starward Drive): 10 feet with an average of 12 feet to
15 feet on curved lots. Porches may project up to a maximum of5 feet to the front
property line. Steps of porches or porticos may encroach 1 to 2 feet into the 5-foot
setback.
Side Yard:
From private roadway: 5 feet
To property line: 3 feet to 5 feet to parcel boundary as shown on Project Plans
Between units: 6 feet
From garages to side property line: 1 '8" and 2'8"
Between garages: 4'4" and 5'8"
Rear yards:
As shown on Site Plan. Average distance of37 feet from dwelling to rear property
line. Average distance between garage and unit: 18 feet with 11.5 feet minimum
as shown on Project Plans. Distance from garage to rear property line: a minimum
of 3 feet. Rear yard setback shall be reduced for Lot 10 to five (5) feet due to
unusual site constraints caused by the curve of Starward Drive, as shown on
Project Plans.
Architectural Proj ections:
Any architectural projections into setback areas,other than porches or porticos
mentioned in front yard setback regulations above, and those approved on with the
Project Plans, must be approved prior to construction through the Site Development
Review process.
B. Height of Building
No building or structure shall have a height in excess of29 feet.
No building shall exceed two-stories in height.
Living space over garage shall not exceed 23.5 feet in height.
C. Lot size and dimensions:
Minimum lot size shall be 2,143 square feet.
Minimum lot width shall be 26 feet
Minimum lot depth shall be approximately 80 feet.
D. Accessory Structures: All accessory structures shall be regulated in accordance with
Chapter 8.40, Accessory Structures and Uses Regulations, ofthe Zoning Ordinance.
E. Parking: Parking shall be provided pursuant to Zoning Ordinance Chapter 8.76, Off-Street
Parking and Loading, for single-family residential development.
F. Reciprocal Easements and Privacy: The development of this property is predicated on
the reciprocal use of side and rear yards through the granting of exclusive use easements.
The purpose of this easement is to utilize the passive side of the home to increase the
active exterior open space of the home on the adjacent lot thereby creating increased
personal private yard areas. Penetrations to the passive side of the home (windows, etc.)
shall be limited, opaque material, above normal eye level and away from direct line of site
to insure maximum privacy. These requirements shall be governed by Covenants,
Conditions and Restrictions (CC & R's) to assure compliance and enforceability.
6. Phasing Plan. The Project Site will be constructed in one phase.
7. Dublin Zoning Ordinance - Applicable Requirements. Except as specifically modified by the
provisions of this Planned Development District Rezoning/Development Plan, the use,
development, improvement, and maintenance of property within this PD Zoning District shall be
subject to the provisions ofthe R-I, Single-Family Residential Zoning District ofthe City of
Dublin Zoning Ordinance with regard to permitted/conditional uses, land use restrictions,
minimum/maximum development criteria, and shall be subject to all other general Zoning
Ordinance provisions and standards.
8. Maximum Lot Coverage: Maximum lot coverage for Lots 1-7 and Lot 10 shall not exceed 54%.
Maximum lot coverage for Lot 8 shall not exceed 54.4% and maximum lot coverage for Lot 9
shall not exceed 56.2%.
9. Architectural Standards. Refer to Project Plans, Sheets A-I to A-4, attached. Any
modifications to the project design shall be substantially consistent with these plans and of equal
or superior materials and design quality.
10. Landscaping Plan. Refer to Project Plans, Sheet L-1, Conceptual Landscape Plan. All project
monumentation and entry signs shall conform to Sheet L-I. A Final Landscaping Plan will be
required to be submitted and approved prior to building permit issuance.
11. Inclusionary Zoning Ordinance. This project is exempt from the Inclusionary Zoning Ordinance
provisions as the size of the project is 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 unless revisions
to unit count increase the number of dwellings to 20 units or greater, pursuant to the Inclusionary
Zoning Chapter of the Zoning Ordinance (Chapter 8.68).
CRAIG
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LoI 3 t2<II4 80. FT.
LoI4 d4I8 80. FT.
LoIS i2!88 80. FT.
LoI II ~ 80. FT.
LaI 7 d4I8 eo. FT.
Loll d41I80. FT.
Lalli dI43 80. FT.
LalÐ d4I52 80. FT.
Oomman Ara tØI75 BO. FT.
Tdllae Ara fØ.J;1f118O. FT.
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Site Data
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Benchmark: Alameda Co. Std. 8.101. disc in top of curb at most
easterly return at most northeasterly comer of the intersection of
Amador Volley Blvd. and Starward Drive. 344.19OMSL
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15 GAL
GENERAL LAND5CAFE NOTES
ALL L~ _AIlNALL III! IllATIIMO aIIT" A _10,
AUTCMATICALL.,. CCNT~L!!O ~TICN I.,..TIM. L"'"
VC>UI'1I! ,1"PIt NOULII ANC> ~,. UlLL III! I*!O IIH!M
~TI I'QItIUATIIIt CQN6I!ItVATICN.
ALL LANC>IICAI"I _.... IlNALL BE CO"IIIIIIO UT" A ,.
LA-relt Of' DARK I'LILC" T~ OM_
ALL 1MII IlNALL BE ....TALLIO AT A 1'I0I1I'U'I Of' a GAL, IIZ!!.
ALL __ IlNALL III! ....TAi.LIO AT A . GAL, 6IZI!.I)CCI!~
ACC2NT AHD GIIICIH:>COYI!It ___
PLANT LIST
It ACER PALMATUM 'SANGO KAKU'
8 BETULA NIGRA
*' CARPINUS 'FASTIGIATA'
o CERCIS CANADENSIS
~ CRATAEGUS PHAENOPYRUM
* CUPRESSUS SEMPERVIRENS
o LAGERSTROEMIA HYBRID 'COMANCHE'
o RAPHIOLEPIS 'MAJESTIC BEAUTY'
fIJ ROSA - TREE STANDARDS
BIO SWALE - UNMOWED FESTUCA RUBRA
(E) CHAMAEROPS HUMILlS TO REMAIN
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CONCEPTUAL LANDSCAPE PLAN
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_1tT T~ INTO T~ WOI.I! IN 'TAICI ANCI ..:Mil
INTO tIOIL CLØCICUII! C>lMC:TØI.
IIOOTIIAI.L IIUoLL 81 I" AIIØVI! P_ GItADI! ....TIIIt KTTLING
ILOI"I! _ _.,. _1tOOTeALI. IUf NO I~I:> IIDII
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"tP1c: PlASTIcs"' 2_04
RECYC.ED PlASTIC BENDtR
BOARD Of! APPROVED ECUAL
5PUCE JQlN'B 'MTH (1) 12"
L.!NCTH O'ÆRlAPPING EACH
BOAAC £CUAU. Y (ON OJTSlDE
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ItOØT -''-'I"LACI AT ~_TIIIt Of' l"LoOHT ~T
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DEcc SCREWS OR APPlOVED
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AT CUR'fES. PLACE STAKES
ON OUTSIDE Of' CUAvt.
00U8l£ STAKE 0 ENDS OF'
BCARe.
."IUS.
Of BOARDS TO AU.OW FOR THERwAL
CONCEPTUAL LANDSCAPE PLAN IS PRELIMINARY
AND SUBJECT TO CHANGES PER THE LOCAL
GOVERNMENT REVIEW PROCESS, DO NOT USE
THESE PLANS FOR CONSTRUCTION.
HaTES;
1. QJRVES SHALl NOT BE nCHTDt ~""N 24"
:z. LEAVE J/B' - I¡r CAPS B£TWŒN [NOS
EXPANSION.
TREE PLANTING AND STAKING DETAIL
CONTACT "'00'1' 1T.u:z . r_) )))._ POlO T"'! ITAKI!I
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~~~~
NOTES: .éé,~ .,.,~'.()
l'~,~.,-J'-
,. SAWCUT AND REMOVE 2D'± OF EXIST, DRIVEWAY APPROACH ' ~+' ~
AND CONSTRUCT CITY STANDARD CURB, GUTTER AND SIDEWALK '<f
#, Š
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THESE ARE ESTIMATED VALUES. THE AcTUAL AMOUNT OF
EARTH MOVED MAY VARY DEPENDING UPON COMPACTION,
CONSOLIDATION, STRIPPING REQUIREMENTS, AND
CONTRACTOR'S METHOD OF OPERATION.
HYlìRANT
fiRE
STARWARD
2, SAWCUT AND REMOVE 20'± OF EXIST. CURB, GUTTER AND
SIDEWALK, CONSTRUCT CITY STANDARD DRIVEWAY APPROACH,
3. DOWEL DETAIL SHALL BE PER CITY STANDARD DRAwINGS.
H't'DRANT
FIRE
Dati::
11111/04
8em:
t":;: 10'
By:
VST/Id
Job No,
M289
DeBolt Civil Engineering
811 San Ramon Valley Boulevard
Dan-ville, California 94526
Tel: 925/837-3780
Fax: 925/837-4378
[Q)
-
-
_.
CAI..FOFNA
ST ARW ARD ROW
7475 STARWARD DRIVE
ALAAoEDA COUNTY
PRELIMINARY
GRADING, DRAINAGE AND UTILITY PLAN
CITY OF DUEI..tI