HomeMy WebLinkAboutItem 6.2 Pinn PD Prezon CITY CLERK FILE #450-30
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: October 1, 2002
SUBJECT: PUBLIC HEARING PA 02-024 Pinn Brothers Construction, Inc.,
Silveria/Haight/Nielsen Properties (Second reading) Planned
Development Prezoning (Stage 1 Development Plan)
Prepared by Janet Harbin, Senior Planner ~
ATTACHMENTS: 1. City coUncil Ordinance approving a Planned Development (PD)
Prezoning and Stage 1 Development Plan (with the following Exhibits
attached: Exhibit A -1, Prezoning; and, Exhibit A-2, Stage 1
Development Plan)
RECOMMENDATION: 1. Open public hearing.
2. Receive Staff presentation and Public testimony.
3. Close public hearing and deliberate.
4. Waive the second reading and adopt the Ordinance (Attachment 1)
approving a Planned Development (PD) Prczoning and Stage 1
Development Plan (with the following Exhibits attached: Exhibit A-l,
Prezoning, and Exhibit A-2, Stage 1 Development Plan).
PROJECT DESCRIPTION:
An Ordinance approving a Planned Development Prezoning, Stage 1 Development Plan (see Attachment
2, ExhibitSA-1 and A-2), for 259 multi-family and single-family homes on approximately 107.7 acres on
the Silveria, Haight and Nielsen properties located south and east of the proposed intersection of Tassajara
Road and Fallon Road. Development is proposed only for the Haight and Silveria properties Under the
development plan. The Nielsen property has one dwelling unit and no further development is proposed
on the property. The project is proposed by Pinn Brothers Construction, Inc. and also requires an
application to the Local Agency Formation Commission (LAFCo) for reorganization to facilitate
annexation to the City. The Nielsen property, although it is not proposed for development at this time, is
being included in the annexation request to avoid the creation of a coUnty island.
Under the Cortese-Knox-Hertzberg Local Government Reorganization Act which establishes procedures
for annexations by local agencies, the City must "prezone" a property to be annexed to an appropriate
zoning district that will enable future implementation of a development plan. As these properties are
within the Eastern Dublin Specific Plan area, the appropriate zoning district to be applied to the land is a
Planned Development District.
The proposed land uses are as shown on Exhibit A-2 of Attachment 1 and are consistent with the Eastern
Dublin Specific Plan and General Plan. The draft PD District provisions are contained in the Stage 1
Development Plan and specify the intent, intensity of use, and permitted and conditional uses of the land
COPIES TO: Applicant
Property Owner
PA File
Project Manager
ITEM NO.
use designations in accordance with the Specific pl~ ~d General Plan. As required by the Dublin
Zoning Ordinance, the Stage 1 Development Plan includes the maximum number of residential units and
non-residential square footages (see Exhibit A-2 to Attachment 1), No development may occur until a
Stage 2 Development Plan is adopted by the City identifying regulations for the improvement and
maintenance of the property in accordance with Dublin's Zoning Ordinance.
Planning Commission Action
On July 9, 2002, recommended the Prezoning and Development Plan to the City Council for approval.
City Council Action
On September 17, 2002, the City Council heard a presentation from Staff and the Applicant for the
project, and received comments from the Public on the project. At the public hearing, the City Council
approved a Pre-Annexation Agreement with the developer and property owner, and directed Staff to file
an application with the Local Agency Formation Commission (LAFCo) for Reorganization and
Annexation. Additionally, the City Council waived the first reading of the Ordinance adopting the
Planned Development Prezoning and Stage 1 Development Plan for the Pinn Brothers Construction, Inc.
project and the development of the SilveriaJHaight/Nielsen properties.
ANALYSIS:
As required by the City of Dublin Municipal Code, a second reading of the proposed Ordinance is
necessary prior to final adoption of the Planned Development Prezoning and Stage 1 Development Plan.
RECOMMENDATION:
Staff recommends the City Council: 1) Open the public hearing; 2) Receive Staff presentation and Public
testimony; 3) Close public hearing and deliberate; 4) Waive the second reading and adopt the Ordinance
(Attachment 1) approving a Planned Development (PD) Prezoning and Stage 1 Development Plan (with
the following Exhibits attached: Exhibit A-l, Prezoning, and Exhibit A-2, Stage I Development Plan) for
PA02-024.
g:\pa02024\CC-sr2ndreading.doc
ORDINANCE NO. XX-02
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO PREZONE PROPERTY AND APPROVING A RELATED
STAGE 1 DEVELOPMENT PLAN FOR 107.7 ACRES WEST OF TASSAJARA ROAD AND AT
THE INTERSECTION OF FALLON ROAD PA 02-024
The DUblin City Council does ordain as follows:
SECTION 1:
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning
Map is amended to prezone the following property ("the Property") to a Planned Development Zoning
District:
Approximately 107.7 acres generally located in an unincorporated area of Alameda County
bounded by Tassajara Road to the west and at the intersection of Fallon Road to the north and
south and encompassing 3 properties and the contiguous right-of-way known as Tassajara
Road, located north of the current City Limits and within the Eastern Dublin Specific Plan area
(APNs: 985-0002-008-02, 985-0002-007-01,985-0002-009).
A map of the prezoning area is shown below:
SECTION 2.
The regulations of the use, development, improvement, and maintenance of the Property are set
forth in the Prezoning and Stage 1 Development Plan for the Project Area (Exhibits A-1 & A-2, hereto)
which are hereby approved. Any amendments to the Stage 1 Development Plan shall be in accordance
with sectiofi 8.32.080 of the Dublin Municipal Code or its successors.
SECTION 3.
No development shall occur on this property until a Stage 2 Development Plan has been adopted
by the City. Except as provided in the Stage 1 Development Plan, the use, development, improvement
and maintenance of the Property shall be governed by the provisions of the Dublin Zoning Ordinance.
SECTION 4.
The goals and policies of. the Eastern Dublin Specific Plan require annexation and new
development to be revenue neutral. Prior to the submittal of the annexation request to the Alameda
County Local Agency Formation Commission (LAFCo), at least one, or more, property owner(s) within
the annexation area will be required to enter into a pre-annexation agreement with the City. The
agreement will assure that the financing goals and policies of the Specific Plan are met.
SECTION 5.
This Ordinance shall take effect and be enforced upon the effective date of the annexation,
and the approval of the Prezoning, PA 02-024, shall be valid for two years from the date of approval. The
City Clerk of the City of Dublin 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 AND ADOPTED BY the City Council of the City of Dublin, on this 1st day of October 2002,
by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
GSPA#X2002\02-024\CC-PDord.doc
~ 11
Exhibit A-1
PREZONING
STAGE 1 DEVELOPMENT PLAN PINN BROTHERS CONSTRUCTION,
INC./SILVERIA, HAIGHT, AND NIELSEN PROPERTIES
(PA 02-024)
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for the Pinn
Brothers Construction, Inc./Silveria, Haight, And Nielsen Properties project, generally located in an
unincorporated area of Alameda County bounded by Tassaj ara Road to the west and at the intersection of
Fallon Road to the north and south and encompassing 3 properties and the contiguous right-of-way known
as Tassajara Road, located north of the current City Limits and within the Eastern Dublin Specific Plan
area (APNs: 985-0002-008-02, 985-0002-007-02, 985-0002-009). This Development Plan meets all of
the requirements for Stage 1 review of the project.
This Development Plan is also represented by the Aerial Photo, Stage 1 Site Plan, Stage 1 Phasing
Plan, Conceptual Landscape Plan, Land Use Summary Table, and Street Sections sheets dated June
14, 2002 labeled Exhibit A-2 to the Ordinance approving this Development Plan (City Council
Ordinance No. 02 - ), and on file in the Planning Department. The Planned Development District
allows the flexibility needed to encourage innovative development while ensuring that the goals,
policies, and action programs of the General Plan, Eastern Dublin Specific Plan, and provisions of
Section 8.32 of the Zoning Ordinance are satisfied.
1. Zoning: This PD Planned Development Zoning District is to provide for and regulate the
development of the Pinn Brothers Construction, Inc./Silveria, Haight, And Nielsen Properties as
shown on Exhibit A-2. (General Plan land use designations include: Rural
Residential/Agriculture, Single Family Residential, Medium Density Residential, and Medium-
High Density Residential).
2. Permitted Uses: The following are uses permitted for this site:
A) PD Rural Residential/Agricultural
Intent: Rural residential Agriculture land use designations are established to accommodate
agricultural activities and other open space uses, such as range and watershed
management. They are also established to provide space for and encourage such uses
in places where more intensive development is not desirable or necessary for the
general welfare.
Intensity of Use: .01 dwelling unit per acre
Permitted Uses:
Agricultural Accessory Use- Office
Animal Keeping- Residential
Community Care Facility- Small
Mobile Home
Single Family Residence
Small Family Day Care Home
EXHIBIT
Conditional Uses:
Agricultural Housing
Agricultural Processing
Animal Keeping- Agricultural
Animal Keeping- Commercial
Animal Sales and Services
Bed and Breakfast Inn
Bird Keeping- Commercial
Caretaker Residence
Community Facility
Crop Production
Farm Mobile Home
Horse Keeping
Horse Stable/Riding Academy
Home Occupation
Large Family Day Care Home
Plant Nursery
Recreational Facility- Outdoor
Temporary Uses:
Temporary Construction Trailer
Temporary Mobile Home/Manufactured Home
Arts and Crafts Fair
Festival Street Fair
Accessory Uses:
All Accessory Uses shall be in accordance with Section 8.40. of the Dublin Zoning
Ordinance
B) PD Single Family Residential
Intent: Single Family land use designations are established to: a) reserve appropriately
located areas for family living at reasonable population densities consistent with
sound standards of public health and safety; b) ensure adequate light, air, privacy and
open space for each dwelling; c) provide space for semi-public facilities needed to
complement urban residential areas and for institutions that require a residential
environment; and d) accommodate single family housing, including a wide range of
units from small-lot and zero-lot line units to large lot estate units.
Intensity of Use: .9 - 6.0 dwelling units per acre
Permitted Uses:
Active adult community
Community care facility/small (permitted if required by law, otherwise as conditional
use)
Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance
Private recreation facility (for homeowners' association and/or tenant use only)
Single family dwelling
Small family day care home
Conditional Uses:
Active Adult/Senior community w/group services (centralized meal service, group
activities, etc.)
Ambulance service
Bed and breakfast inn
Day care center
Large family day care home
Parking lot - residential
Religious facility
Second unit, temporary mobile home or permanent structure
School/private
Second unit in accordance with Dublin Zoning Ordinance
Temporary Uses:
Temporary construction trailer
Tract and sales office/model home complex
Accessory Uses:
All Accessory Uses shall be in accordance with Section 8.40. of the Dublin Zoning
Ordinance
C) PD Medium Density Residential
Intent: Medium Density land use designations are established to: a) reserve appropriately
located areas for family living in a variety of types of dwellings at a reasonable range
of population densities consistent with sound standards of public health and safety; b)
preserve as many as possible of the desirable characteristics of the one-family
residential district while permitting higher population densities; c) ensure adequate
light, air, privacy and open space for each dwelling unit; d) minimize traffic
congestion and avoid the overloading of utilities by preventing the construction of
buildings of excessive size in relation to the land around them; e) provide necessary
space for off-street parking of automobiles and, where appropriate, for off-street
loading of trucks; and f) protect residential properties from the hazards, noise and
congestion created by commercial and industrial traffic.
Intensity: 6.1 - 14.0 dwelling units per acre
Permitted Uses:
Community care facility/small (permitted if required by law, otherwise as conditional
use)
Home occupations (per Chapter 8.64 oft he Dublin Zoning Ordinance)
Multi-family dwelling
Private recreation facility (for homeowners' association and/or tenants use only)
Single family dwelling
Small family day care home
Conditional Uses:
Active Adult/Senior community with group and life care services
Bed and breakfast inn
Boarding house
Day care center
Large family day care home
Parking lot - residential
Religious facility
School/private
Community center
Accessory Uses:
All Accessory Uses shall be in accordance with Section 8.40. of the Dublin Zoning
Ordinance
Temporary Uses:
Temporary construction trailer
Tract and sales office/model home complex
D) PD Medium-High Density Residential
Intent: Medium High Density land use designations are established to: a) reserve
appropriately located areas for family living in a variety of types of dwellings at a
reasonable range of population densities consistent with sound standards of public
health and safety; b) preserve as many as possible of the desirable characteristics of
the one-family residential district while permitting higher population densities; c)
ensure adequate light, air, privacy and open space for each dwelling unit; d) minimize
traffic congestion and avoid the overloading of utilities by preventing the
construction of buildings of excessive six in relation to the land around them; e)
provide necessary space for off-street parking of automobiles and, where appropriate,
for off-street loading of trucks; and f) protect residential properties from the hazards,
noise and congestion created by commercial and industrial traffic.
Intensity of Use: 14.1 - 25.0 dwelling units per acre
Permitted Uses:
Community care facility/small (permitted if required by law, otherwise as
conditional use)
Home occupations (per Chapter 8.64)
Multi-family dwelling
Private recreation facility (for homeowners' association and/or tenants use only)
Small family day care home
Conditional Uses:
Active Adult/Senior community with group and life care services
Bed and breakfast inn
Boarding house
Community care facility/large
Day Care center
Large family day care home
Parking lot - residential
Religious facility
School/private
Accessory Uses:
All Accessory Uses shall be in accordance with Section 8.40. of the Dublin Zoning
Ordinance
Temporary Uses:
Sales office/model home complex
Temporary construction trailer
Arts and Crafts Fair
E) Existing Agricultural and Residential Uses
Intent: To allow all existing residential and agricultural uses that were in existence prior to
the effective date of annexation. These uses shall be allowed to continue until such
time the landowner of this property applies for a Specific Plan as applicable, and
Stage 2 Development Plan in accordance with Section 8.32 of the Dublin Zoning
Ordinance, to develop the property. Any minor expansion of any existing uses shall
be subject to review and approval by the Director of Community Development.
Permitted Uses:
Existing residential and agricultural uses in effect prior to the effective date of
annexation
Similar and related uses (to the existing residential and agricultural uses) shall be
determined by the Director of Community Development
3. Dublin Zoning Ordinance - Applicable Requirements: Except as specifically modified by the
provisions of this Planned Development District Prezoning/Development Plan, all applicable
general requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land
uses designated in this Planned Development District Prezoning.
4. Lot Coverage: The Zoning Ordinance allows a maximum lot coverage of 35% for two-story
dwellings and 40% for single-story dwellings. The actually lot coverage of the dwelling units
within the project will be reviewed at the Stage 2 Development Plan to determine if the units meet
the established criteria.
5.~Phasing Plan. Refer to Exhibit A-2, stage 1 Development Plan, Phasing Plan.
6.Landscaping Plan. Refer to Exhibit A-2, Stage 1 Conceptual Landscaping Plan.
7. Inelusionary Zoning Ordinance. The City Council has adopted a policy stating its intent that
new projects, including this project, will be subject to the Inclusionary Zoning Ordinance, as
amended, which requires that 12.5% of the units be inclusionary units affordable to persons of
very low, low and moderate incomes and only a portion of these units (7.5%) are allowed to be
satisfied through payment of in-lieu fees. The project will, in general, be subject to the effective
Inclusionary Zoning Ordinance. Implementation of the ordinance will be identified when the
Stage 2 Development Plan is prepared and submitted for the property in the project area.
Exhibit A-2
LAND USE SUMMARY TABLE
PHASE PROPOSED LAND USE DENSITY ACREAGE ± UNITS
NUMBER (Dwelling units per (Not including
acre) Tassajara Road or
Fallon Road)
1 Medium Density Residential 6.7 16.7 112
South of
Fallon Road Medium High Density
Residential 15.0 6.4 96
Rural Residential .1 10.0 1
(Existing Nielsen
Residence)
2 Single Family 3.9 12.8 50
North of Residential
Fallon Road
Remaining Undeveloped/Rural Residential 0 61.8 0
acreage
TOTAL 107. 7 259
GENERAL PLAN COMPARISON
GENERAL PLAN LAND USE PROPOSED PROPOSED PROPOSED EAST DUBLIN
DESIGNATION DENSITY (Average ACREAGE ± NUMBER SPECIFIC PLAN
dwelling units per OF UNITS (Allowed Units)
acre)
Rural Residential (1 du/100 acre) .02 52.7 0 1
Rural Residential (1 du/100 acre) .10 10.0 1 1
(Existing)
Single Family Residential 3.9 12.8 50 7
(0-6 du/acre)
Medium Density Residential 6.7 16.7 112 135-309
(6-14 du/acre)
Medium High Density 15.0 6.4 96 82-152
Residential (14-25 du/acre)
Tassajara Road/Fallon Road 0 9.1 N/A N/A
R.O.W
TOTAL NEW UNITS 107.7 259 226-470
EXHIBIT A-z
,J~i~v 1 3 2002
Aerial ?hot~~q~12J~
Silveria, 'Height &
Nielsen PrOpe~ies
Stage 1 Si~e Plan
Silveria, Ha:i~jht & Nielsa¢~P~ro~er~ies
· S~cage 1 Phasing Pian
Siiveria, Haigtqt e~ Nielsen Properties
Dublin. California~ ~i' ~'* ~, ~.~ ~* ' ~
EHTflY FEATURE V~ITU.SP. ACIg*L
LANDSCAPE FEATURES AND
LANO~CAPE TO CO~FORM TO
/I,I ) I
.,__// jIj~! 1 :)2002
//., //
-~_-~.2~ Conceptual Landscape Plan
.-~- Silveria, Haight & Nielsen Prope~ies
Dublin, California ~.** ,