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Home My WebLink AboutItem 6.3 TrumarkPDRezn (2) .. ~. ~~. . CITY CLERK File # n~[3J[Z1]-~[Q] AGENDA STATEMENT CITY COUNCIL MEETING DATE: June 11, 1996 SUBJECT: EXHIBITS ATTACHED: Ii::' RECOMMENDATION: .--;.. /J.- f,'l/l ..' FINANCIAL STATEMENT: . DESCRIPTION: PUBLIC HEARING Trumark Homes PD Re.zone (pA96-014) (Report P~ep-areq By: Jeri Ram, Associate Planner) Of" A. Project Plans B. Ordinance Amending the Zoning Ordinance to permit Rezoning C. Resolution Approving and Establishing Findings and General Provisions and Conditions of Approval for a Planned Development Rezone D. Planning Commission Staff Report from June 4, 1996 (without attachments) E. Mitigation Monitoring Program 1) Open Public Hearing 2) Receive Staff Presentation and Public Testimony 3) Q~estion staff and public 4) Deliberate 5) Waive Reading and Introduce Ordinance 6) Continue Public Hearing to June 25, 1996 No financial impact. Request for a Planned Development Rezoning to allow 92 single family detached residential units on approximately 8.9 acres ofland. BACKGROUND: On May 14, 1996, the City Council, upon recommendation of the Planning Commission, approved a Mitigated Negative Declaration, Mitigation Monitoring Program on the entire project and General Plan Amendment for the site. The General Plan Amendment changed the land use designation from "Transportation Corridor" to "Medium Density Residential". __.~_______~~_______~~.___.____w_________~~_______._~_~------------------~--------_.~~-------~-~---_..~-------------~~---------..--------~~----- e-: COP~ES TO: Trumark Homes Southern Pacific Railroad In House Distribution 6.7 ITEM NO. j' .~~~ .., e- On June 4, 1996, the Planning Commission approved a Vesting Tentative Subdivision Map and Site Development Review for the project. At that same meeting the Planning Commission recommended approval of a Planned Development Rezone to the City Council. A copy of the Planning Commission Staff Report for the June 4, 1996, meeting is attached as Exhibit D. ANALYSIS: . ED\'ironmental: The Mitigated Negative Declaration and Mitigation Monitoring Program were approved by the City Council on May 14,1996. A copy of the Mitigation Monitoring Program is attached as Exhibit E. General Plan Consistenf:Y: This proposal is consistent with the Medium Density Residential Land Use Designation in the Dublin General Plan. The density range permitted by that designation is 6.1 to 14.0 dwelling units per acre. This project is proposed to have 11 dwelling units per acre. The General Plan Amendment that was approved for this project on May 14, 1996, will become effective on . ':' ", June 14, 1996. Since the General Plan Amendment must be effective prior to adoption of the Ordinance e :..::, rezoning the parcel, it is recommended that the Ordinance be introduced tonight and the Ordinance and Resolution be approved at the second public hearing on the project, on June 25, 1996. Therefore, at the time of adoption of the PD Rezone, on June 25, 1996, this project will be consistent with the General Plan. Planned Development Rezone: The Applicants are requesting approval of a Planned Development (PD) Rezone to establish the General Provisions and Development Regulations that would implement the Medium Density Residential Land Use Designation of the General Plan for the 8.9i: acre project area. The Land Use and Development Plan includes a vesting tentative subdivision map, elevation,s and site plan and landscaping plan (Exhibit A). The General Provisions and Development Regulations and Conditions of Approval, are set forth in full in Exhibit B. The proposed pennitted uses and conditional uses are generally the same as what is presently permitted or-coaditjO$Jliy permitte(i inthe City's R-l Zoning District with the exception of agricultural uses which have now beet1"made prohibited under the ~D. Changes have been made to those development standards relating to building site and setbacks to enable detached housing on smaller than average lots. See the chart below: e-.:... .; "." ,;.;;. 2 ~ -, e- TYPE OF TRUMARK PD STANDARD R..l ZONING DISTRICT STANDARD STANDARD Building Site Per Land Use and Development Median Lot Width of 50 feet Plan ) and area not less than 5,000 . sq.ft. Comer lot not less than . 6,000 sq.ft. Yards/Setbacks Plan 10 and Plan H(1ots 39 & 20 feet A. Front Yard 43) - 3 feet to back of sidewalk or back of curb if no sidewalk exists; Plans 11&12 (except lots 39 & 43) - 5 feet to back of sidewalk or back of curb if no sidewalk exists. B. Rear Yard 10 feet (except lots 2,3,6,74 & 20 feet 75, average 7.5 feet) C. Side Yard 4 feet (1 foot projection of 5 feet (plus 1 foot for each ..:. J (interior) fireplace/media niche into additional 1 0 feet that the setback) median lot width exceeds 50 feet up to a maximum of 10 feet. D. Side Yard 5 feet from back of sidewalk or 10 feet. (comer) back of curb if no sidewalk exists Unless adjacent parking bay, then 3 feet from back of sidewalk or back of curb if no sidewalk exists. Staff has worked extensively with the developer and their architects on the development standards in relation to the site plan, elevations, orientation of the homes and comprehensiveness of architectural detail. The planned development standards have been carefully crafted for small lots without sacrificing quality of design or'living environment. . ( This project was reviewed by City departments and interested public agencies. Their coriunents were incorporated into the project or made conditions of approval of the Site Development Review and Vesting Tentative Subdivision Map. The requirement to pay all applicable fees was made a condition of approval of the Vesting Tentative Subdivision Map and Site Development Review, as well as part of the Mitigation . Monitoring Program. This includes building permit fees, traffic impact fees, and public facilities fees. The .public facilities fee will be required to be paid at the multifamily rat~. which is what would be used for this .density of project. Additionally, a provision was added to the conditions of approval so that should the public 3 , facilities fee be reduced as a result of any recalculation of the fee (to add Trumark Homes and/or Schaefer Ranch 4I1its to the Public Facilities Fee formula), the subdivider shall pay the lower rate. Should the fee b.- raised, the subdivider would only be required to pay the currently approved fee of $3,332.00 per unit for the . community parks pottion oftl;1e fee in addition to whatever the neighborhood parks portion of the fee would be at the time offiling thetina,l map. The neighborhood parks portion of the fee is based on the market value of the land at the time of filing the final map (Chapter 9.28 of the Municipal Code). Therefore, Staff recommends that the City ~o~cil conduct a public hearing, deliberate, wave the reading and introduce the Ordinance approving a Planned De~elol'ment Rezone for Trumark Homes, PA96~014, and continue the public hearing until the, June 25, 1996 meeting. G:\PA96+014\6-llccsr .'.: . . \ ." .,. . 1< " ".". ~I~:I. ' 4 ~,.:~ Ig~..j ~~.J . ~'60.4'~ \DI~ ~"'<I . "NO.lN..,...N . ~l:l )1lns ~la:tO 'SN~ 1099 - . -'''Ys~~i~!~r" - 1-1:;)88n a 0- <C ~ I- 0 <( <( - ~ z a: a: a: 0 <( lL. I- 0.. - ..J Z <( 0 0 'W ...... .. C)> > Z...... -z - Cf)::> I- Zo ~() <C <{ l- ce 0 w Z LO ~ CO W <0 <( ..J l- I-- <( () .. <( Z a: - <!J ..J ...... 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'" o' .. -' ~ '" ~ z:: < ':12 _ :11 ; , %11: ~'! ~II; I, ~I;: . t!: .1' : I .;;, ~ I 1 2 ~ : z. z.:s D... i=l' ""z 5;:: u: G~ I Zl- <'" - '" - - l:t...:: .... . tr. t;; __ ~ ~::> i::z. ...< /g ORDINANCE NO, AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING ORDINANCE TO PERMIT THE REZONING OF PROPERTI' LOCATED WEST OF DOUGHERTY ROAD ALONG THE SOUTHERN PACIFIC RIGHT OF WAY (APN: 941-0205-006-010) . ----------------~-------------------.*------------------------------------------._----------~-------_._------------- The City Council of the City of Dublin does ordain as follows: Section 1 - Chapter 2 of Title 8 of the Dublin Ordinance Code is hereby amended in the following manner: Approximately 8.9 acres generally located west of Dougherty Road, on the Southern Pacific Right of way, east of Alamo Creek, more specifically described as Assessor's Parcel Number 94] .0205-006-0] 0, are hereby rezoned from M- I to Planned Development Single Family Residential District (92 dwelling units), Trumark Homes, as shown and described on Exhibit A (Planned Development Plan), and Exhibit C (Resolution No._ Approving and Establishing Findings, General Provisions and Conditions of Approval), exhibits to the Staff Report dated June I 1, ] 996, to the City Council, on file with the City of Dublin Department of Community Development, and hereby adopted as the regulations for the future use, improvement and maintenance of the property within this District. A map of the rezoning area is outlined below: A ,- I i-j ".-_ _r ~' '---- ,..........r I ( I I ...."..'. I I ... -""" I I I L__-----; I .-.-. --. _..~~_. ..' Y~2.--~: I ' ~',.-); ~::-'""'-.. -- .... -:"v . 'I,.- . -""' v-...)' .. " ......;:7.:.'". ... \. \ , v;<, ~. , , - ''\ /" ........, ,> \\;~'"'. :-,,\y-, ($ / \.) . ~... '-. , '0' ...-. ./ ,.~ . . ..,.l. ...;-;/'. _....~ "".>.. ~ CJ /0': ;'-";"'" . -'-., \\.- \ .0'( /. .,..,z...~ ..' ..-....-..;.. 1\"'\.--~. -<--;/" . /-, .... ,...-- :' ., -.... ..' '::>~\ ~. ~'~c- .' .';\:.~, "'.,.-~.. ~ '. .". ;. (~~. 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' , ~r-.- ........ ~ '-- ~I:::::' --- ~~:2:. ~~, ~t' ~~!,. >" "-{! ::::---....:'- , ~,-: ---~ '............ 0- I toll' i:i!~: I :~ I':.J <~ ~.- "'-'(1 ~~ \' I 0- ,~. t;=o " I l:(-'O . j ..: i!" ,. ..0'" J I .: e",__ ~ ........-.. ....... - i I l / ---,........0 . . r ( . : c -....-.--- po ,- 'T- P"~5-Ole -- ~ SCA!.[: 1-.2OCQ PO P"~3-<l54 . EXH' ~~""t. ra.~~~l! i2.. 'Ilj!l ~ , ,./:j . Section 2 This ordinance shaIl take effect and be enforced thirty (30) days from and after its passage, Before the expiration of fifteen (] 5) days after its passage, it shaIl be published once, with the names of the Councilmembers voting for and against same, in a local newspaper published in Alameda County and available in the City of Dublin. PASSED A1\TJ> ADOPTED BY. the City Council of the City of Dublin. on this 25th day of June, 1996, by the foIlowing votes: AYES: NOES: ABSENT: ABSTAIN: Mayor . A TrEST: City Clerk . G:\PA96-0J4\ORD dO RESOLUTION NO. e A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING AND ESTABLISHING FINDINGS AND GENERAL PROVISIONS FOR A PLANNED DEVELOPMENT (PD) REZONING CONCERNING PA.966014, TRUMARK HOMES WHEREAS, Trumark Homes has requested approval of a Planned Development Rezoning to establish General Provisions and Development Regulations for a residential development consisting of 92 single family' homes on approximately 8.9' acres (APN 941-0205-006-010); and WHEREAS, a complete application for a Planned Development Rezoning is available and on file in the Planning Department; and WHEREAS, on May 14,1996, the City Council of the City of Dublin approved a Mitigated Negative Declaration and Mitigation Monitoring Program for this project; and WHEREAS, the Planning Commission did hold a public hearing on said application on June 4, 1996, and did adopt a Resolution recommending that the City Council approve and establish findings, general provisions, and development standards for a Planned Development Rezoning for P A 96-014, Trumark Homes; and and WHEREAS, proper notice of said public hearing was given in all respects as required by law; e::- WHEREAS, the Staff Report ~as submitted recommending that the City Council approve the Planned Development Rezone subject to conditions prepared by Staff; and "' WHEREAS, the City Council did hear and use their independent judgment and considered all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby make the following findings and determinations regarding said proposed Planned Development Rezone: 1. The Planned Development Rezone, as conditioned, is consistent with the general provisions, intent, and purpose of the PD District Overlay Zone of the Zoning Ordinance and the General Plan as amended by action of the City Council on May 14, 1996, effective June 14, 1996. The Planned Development Rezone will be appropriate for the subject property in terms of providing General Provisions which set 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 this area; and 2. The Planned Development Rezoning will not have a substantial adverse affect 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 e: 1 EXHIBIT C ;21 . . . 3, The Planned Development Rezoning will not overburden public services as all agencies have commented that public services are available; and 4. The Planned Development Rezoning will be consistent with the policies ofthe Dublin General Plan designation of Medium Density Residential because the project would create development within the densities allowed by this designation; and 5. The Planned Development Rezoning will create an attractive, efficient and safe environment through Conditions of Approval; and 6, The Planned Development Rezoning wil1 benefit the public necessity, convenience and general welfare and is in conformance with Sections 8-31,0 to 8-31.19 of the Dublin Zoning Ordinance; and 7. The Planned Development Rezoning will be compatible with and enhance the general development of the area because it will be developed pursuant to Conditions of Approval and site development review; and 8. The Planned Development Rezoning wil1 provide an environment that will encourage the efficient use of common areas to create an innovative type of neighborhood, NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby approve a Plamled Development Rezoning including the fol1owing General Provisions and Development Standards for P A 96-014, Trumark Homes, which constitute regulations for the use and improvements of the 8.9::1:: acre parcel 941-205-006-010, GENERAL PROVISIONS AND DEVELOPMENT STANDARDS GENERAL PROVISIONS A. Purpose This approval is for a Planned Development (PD) District Rezoning for PA 96-014, Trumark Homes, This PD District Rezone includes a Land Use and Development Plan, which is represented by materials labeled Exhibit A, stamped approved and on file with the Dublin Planning Department, which include a Vesting Tentative Subdivision Map prepared by Ruggeri-Jensen & Associates dated Received May 7, 1996; Preliminary Landscape Plan prepared by Site Concepts California, dated Received April 30, 1996; and Elevations and Site Plan prepared by KTGY Group, Inc., dated Received May 15, 1996, and Color and Material Board (5 Schemes) prepared by KTGY Group, Inc., dated Received May 15, 1996. The PD District Rezone al10ws the flexibility needed to encourage innovative development while ensuring that the goals, policies and action programs ofthe General Plan are met. B, Dublin Zonin~ Ordinance - Applicable Requirements Except as specifically modified by the provisions of the PD District Rezone, all applicable and general requirements and procedures ofthe Dublin Zoning Ordinance R-l District shall be applied to the PD Single Family Residential designated lands in this PD District. 2 r, / ,.Ie c. General Provisions and Development Standards . I. Intent: This Planned Development District is to be established to provide for and regulate the development of the Trumark Homes Subdivision. Development shall be generally consistent with the Land Use Development Plan. This approval rezones 8,9 acres currently zoned Light Industrial (M-l) to 8.9 acres zoned PD Single Family Residential District (9~ dwelling units at 11 dwelling units per acre). 2, PD Single Family Residential Permitted Uses: The following 'principal uses are permitted in the PD Single Family 'Residential district: A. Residential development limited to: 1, Single Family Detached houses Prohibited Uses: The following uses are prohibited in the PD Single Family Residential district: 1. Field Crops 2. Orchards 3. Plant Nurseries Conditional Uses: All conditional uses in the R-I District are conditional uses in the PD Single Family Residential district with the exception of prohibited uses listed above. e.- 3. Setbacks and Yards . Development Standards: Development standards within the PD Single Family district are as follows, A. Minimum Sin&le Family Setbacks: The minimum setbacks for single family detached houses shall be as follows: TYPE OF STANDARD<i. Building Site TRUMARK PD STANDARD R-I ZONING DISTRICT STANDARD Per Land Use and Development Plan Median Lot Width of 50 feet and area not less than 5,000 sq.ft, Comer lot not less than 6,000 sq.ft, 20 feet Yards/Setbacks A. Front Yard Plan 10 and Plan 11 (lots 39 & 43) - 3 feet to back of sidewalk or back of curb if no sidewalk exists; Plans 11&12 (except lots 39 & 43) - 5 feet to back of sidewalk or back of curb if no sidewalk exists: 3 }I"; . . . TYPE OF TRUMARKPDSTANDARD R-1 ZONING DISTRICT STANDARD STANDARD B. Rear Yard 10 feet (except lots 2,3,6,74 & 20 feet 75, average 7,5 feet) C. Side Yard 4 feet (I foot projection of 5 feet (plus 1 foot for each additional 10 (interior) fireplace/media niche into feet that the median lot width exceeds 50 setback) feet up to a maximum of 10 feet, D. Side Yard 5 feet from back of sidewalk or I 0 feet. (comer) back of curb if no sidewalk exists unless adjacent parking bay, then 3 feet from back of sidewalk or back of curb if no sidewalk exists. PLANNED DEVELOPMENT REZONE CONDITIONS OF APPROV AL: Unless stated otherwise. all Conditions .of Approval shall be complied with prior to final occupancy of anv building. and shall be subiect to Planning Department review and approval. The followin& codes r~present th~se departments/a&encies responsible for monitoring compliance of the Conditions of Approval. [PL] Pianning. [B] Buildin&. [PO] Police. [PW] Public Works. [ADM] Administration/City Attorney. [FIN] Finance. [F] Doughertv Regional Fire Authority. [DSR] Dublin San Ramon Services District: [CO] Alameda County Flood Control & Water Conservation District (Zone 7), 1. The Land Use and Development Plan is conceptual in nature, No fonnal amendment of this PD Rezone will be required as long as the materials submitted for the Vesting Tentative Subdivision Map and Site Development Review are in substantial confonnance with this PD Rezone, The Community Development Director shall detennine confonnance or non-confonnance and appropriate processing procedures for modifying this PD Rezone (i.e. staff approval, Planning Commission approval of Conditional Use Penn it, or City Council approval of new PD Rezone), Major modifications, or revisions not found to be in substantial confonnance with this PD Rezone shall require a new PD Rezone, A subsequent PD rezone may address all or a portion of the area covered by this PD Rezone. [PL] 2. Additions to residences in this project are prohibited. [PL] 3. The developer shall pay a Public Facilities Fee in the amounts and ht the times set forth in the City of Dublin Resolution No. ~2-96, adopted by the City Council on March 26, 1996, (plus any annual increase) or in the amounts and at the times set forth in any resolution revising the amount ofthe Public Facilities Fee. The Community Parks portion of the fee is not anticipated to exceed $3,332,00 per unit. The Neighborhood Parks portion of the fee shall be computed in accordance with Section 9.28 of the City Municipal Code. [PW] 4 ;2 PASSED, APPROVED AND ADOPTED this 25th day of June, 1996, by the following vote: AYES: NOES: ABSENT: A TrEST: Mayor City Clerk G:\P A96-Q 14\ccres 5 .. ....- -- . /. C- e CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: June 4, 1996 TO: Planning Commission PREPARED BY: Planning Staff ,rj!-- Jeri Ram, Associate Planno/\\ FROM: SUBJECT: Trumark Homes PD Rezone, Vesting Tentative Subdivision Map and Site Development Review RECOMMENDATION: 1) Open Public Hearing 2) Receive Staff Presentation and Public Testimony 3) Close Public Hearing 4) Deliberate 5) Make motion to adopt Resolutions (Exhibits B and C) e- GENERAL INFORMATION: PROJECT DESCRIPTION: Request for a PD Rezone, Vesting Tentative Subdivision Map and Site Development Review to allow 92 single family detached residential units on approximately 8.9 acres of land. APPLICANT: Trumark Homes 6375 Clark Avenue Dublin, CA 94568 OWNER: Southern Pacific Railroad One Market Plaza, Suite 912 San Francisco, CA 94105 -------------------------------------------------------------------------------------------------------------------- COPIES TO: Trumark Homes EXH' 1811 ~uthern p;;~r~~i~i~~:~ \.) Trumark Homes File Admin, File . ;. r! LOCATION: Southern Pacific Right of Way west of Dougherty Road . ASSESSOR PARCEL: 941-0205-006-10 GENERAL PLAN DESIGNA TION: Medium Density Residential EXISTING ZONINGI LAND USE: ~ .M-1 (Light Industrial) Vacant SURROUNDING LAND USE AND ZONING: North: P,D, (Residential), Arroyo Vista South: M-1, developed with light industrial uses east: Agriculture, Dougherty Road and Camp Parks West: M-1, developed with light industri.al uses BACKGROUND: On May 14, 1996, the City Council, upon recommendation of the Planning Commission, approved a Mitigated Negative Declaration, Mitigation Monitoring Program on the entire project and General Plan Amendment for the site, The General Plan Amendment changed the land use designation from ~Transportation Corridor" to "Medium Density Residentiar. ....- - -, ANAL YSIS: Environmental: The Mitigated Negative Declaration and Mitigation Monitoring Program were approved by the City Council on May 14, 1996. A copy of the Mitigation Monitoring Program is attached as Attachment 5. General Plan Consistency: This proposal is consistent with the Medium Density Residential Land Use Designation in the Dublin General Plan. The density range permitted by that designation is 6,1 to 14.0 dwelling units per acre. This project is proposed to have 11 dwelling units per acre, The General Plan Amendment that was approved for this project on May 14, 1996, will become effective on June 14,1996. The PD Rezone that is part of this project, if recommended for approval by the Planning Commission, will go to the City . . _ Council for approval on June 11, 1996, and June 25, 1996 (for second reading). The General Plan Amendment will be complete prior to the June 25, 1996, date which would 2 ;:;: . be the adoption date of the PO Rezone, Therefore, at the time of adoption of the PO Rezone, this project will be consistent with the General Plan. Planned Development Rezone: The Applicants are requesting approval of a Planned Development (PO) Rezone to establish the General Provisions and Development Regulations that would implement the Medium Density Re?idential Land Use Designation of the General Plan for the B.9! acre project area, The Land Use and Development Plan includes a vesting tentative subdivision map, elevations and site plan and landscaping plan (Exhibit A). The General Provisions and Development Regulations and Conditions of Approval, are set forth in full in Exhibit B. The proposed permitted uses and conditional uses are generally the same as what is presently permitted or conditionally permitted in the City's R-1 Zoning District with the exception of agricultural uses which have now been made prohibited under the PD. Changes have been made to those development standards relating to building site and setbacks to enable detached housing on smaller than average lots. See the chart below: . TYPE OF TRUMARKPDSTANDARD R-1 ZONING DISTRICT STANDARD ""... ~ STANDARD .." .,...., Building Site Per Land Use and Median Lot Width of 50 feet Development Plan and area not less than 5,000 sq.ft. Corner lot not less than 6,000 sq.ft. Yards/Setbacks Plan 10 and Plan 11 (lots 39 & 20 feet A. Front Yard 43) - 3 feet to back of sidewalk or back of curb if no sidewalk exists; - Plans 11 & 12 (except lots 39 & 43) - 5 feet to back of sidewalk -.. or back of curb if no sidewalk exists, B. Rear Yard 10 feet (except lots 2,3,6,74 & 20 feet . .. 75, average 7.5 feet) C. Side Yard 4 feet (1 foot projection of 5 feet (plus 1 foot for each (interior) fireplace/media niche into additional 10 feet that the setback) median lot width exceeds 50 feet up to a maximum of 10 feet. 0, Side Yard 5 feet from back of sidewalk or 10 feet. ( corner) back of curb if no sidewalk exists unless adjacent parking bay, then 3 feet from back of sidewalk or back of curb if no sidewalk. exists. .:" '. 3 ;: Approval of the Site Development Review and Vesting Tentative Subdivision Map (in particular consistency findings) depend upon the approval of the Planned Development Rezone by the City Council. Therefore, staff recommends a condition of e approva/that the approval of the Vesting Tentative Subdivision Map and Site Development Review be contingent upon approval of the PD Rezone by the City Council. Vesting Tentative Subdivision Map: A vesting tentative subdivision map is generally the same as a tentative subdivision map. The major difference- is that with a vesting tentative subdivision map, the subdivider "locks in" the ordinances, policies and standards in effect at the time the application for approval of the vesting tentative subdivision map is complete, Processing and analysis of a vesting tentative subdivision map and a tentative subdivision map are the same, . The internal circulation of the subdivision has been refined since the environmental document was approved. Access to Sierra Court has been moved approximately 20 feet to the east, which enables additional parking areas to be created. Additionally the roads have been slightly modified to increase public safety access to the units. These minor modifications are not considered significant in terms of environmental review because they reduce impacts rather than create new ones, The revisions have created a better circulation system and lot configuration. The subdivision is proposed to be gated with primary access off of Dougherty Rd, and secondary access off of Sierra Court. The main entry off of Dougherty Rd. has been aligned to match the future extension of Scarlett Drive across Dougherty Rd. Additionally, in the event a road is put through to the north, the entry area now provides for a future intersection. Conditions of Approval have been added to ensure that all improvements are completed to City standards (Exhibit 'C). e>. -- As a condition of. approval, the subdivider will be required to pay all applicable fees that have been approved by the City. This includes building permit fees, traffic impact fees, and the public facilities fees. The public facilities fee will be required to be paid at the multifamily rate, whic:h is what would be used for this density of project. Additionally, a provision has been added to the conditions of approval so that should the fee be reduced as a result of a recalculation currently underway, the subdivider pay the lower rate. Should the fee be raised, the subdivider would only be required to pay the currently approved fee of $3,332.00 per unit. Site Development Review: The purpose of the site development review process is to promote orderly, attractive and harmonious site and structural development. It addresses building location, architectural and landscape design and theme, vehicular and pedestrian access, on-site~ circulation, parking and traffic impacts. e.. 4 ,. -7 .... Arch it ecture/De sign: . The attached plans illustrate the architecture and design of the units. The architecture of the units combin~s popular elements of traditional design including columns and arches into an eclectic style. Finish designs are primarily stucco with accents of stone and shale, The applicant has worked hard to create a positive design approach to the project. The architecture of the homes conveys a 360 degree design, where elements of design are carried around the home. The color scheme of the project has been modified slightly from the color copies with your packet (Attachment 4), The applicant has revised the materials and colors to create more options of trim and a well thought out color palette (color and material boards will be on display at the meeting), The roofs are heavily featured in the development and become an integral part of the design and environment created by the project. The proposed house design is a heavy type of style, featuring stucco and stone. Generally this type of house would have a heavier concrete tile roof which would balance the house. The applicant is proposing composition roofs with shadow bands to simulate depth and texture, This type of shingle is available in three grades, The applicant is proposing the middle grade (Shadowband Dimensional/3D), A townhome project presently under construction, California Highlands (Donlan Canyon), is presently using the heavier grade of shingle (Shadowband Dimensional/4D). .. . .~. Presently, the City does not have a policy that encourages Dr restricts the use of composition shingles. Staff feels that if composition tile is to be used, it should be the heaviest grade that will create the maximum amount of texture and depth on the house. Therefore, we have added as a condition of approval the requirement that the heavier shingle be.used. Additionally, the CC&Rs would require homeowners in the future to replace roof shingles with those of the same grade, Site Plan: The site plan has been carefully designed to open up the look of the project by strategically locating single story units at comer areas. The Subdivider has also provided a housing plan that would have a second story on only one side of the house (Unit 11 without a loft). This will help to break up the two story roof lines in the development thereby providing a more open look. . Single story plans tend to have larger footprints and take up a larger portion of a lot. Therefore, the subdivider is proposing that in those instances where the single story is on a corner adjacent a particular two story ( unit 10 backing up to the side yard of a unit 12 in your elevations) a special type of easement be used. This "exclusive access easement" will enable the homeowners in the single story plan to use as a rear yard the other homeowner's side yard (see Exhibit A). Nothing could be built in this area by either homeowner and both homeowners would have the ability to access this area for maintenance of their homes. To ensure privacy for both homeowners, special house design considerations have been taken. In those houses (unit 12) that would not have a side yard ~djacent the single story house (unit 10), windows of that home would be high 5 ;,' :; or glass block, This "exclusive access easement" concept has been used successfully in other cities. Staff has worked extensively with the developer and their architects on the site plan for the development. We believe that the orientation of the homes, window placement, comprensiveness of architectural detail in conjunction with the placement of each home has been carefully crafted for small lots without sacrificing quality of design. e - LandscapingMlalls: The Site Plan and Prelim)nary Landscape Plan provides for a wide variety of street trees, shrubs, vines, perennials and ground covers. The twelve foot wall along the western perimeter of the site (required to mitigate noise), will be buffered by a small landscape area so that vines and shrubs can buffer the effect of the wall. The landscaping along Dougherty Road will be an average of 8 feet wide with variations in depth to provide visual variety. . The walls along the perimeters of the development, at Dougherty and along the western property line, have been designed to integrate into the development. The wall will be stucco finished and painted on both sides. The 12 foot wall along the western perimeter will occasionally be off set two feet to provide visual relief and additional planting area. The wall along Dougherty will have more variety in placement, to correspond with the variety of planting setbacks. Staff feels that the applicant has created a project that shows a consistency of design. This is reflected through the integration of all the components of the project, architecture, site plan design and landscaping. e-- This project has been reviewed by other City Departments and affected agencies. Their comments have been incorporated into the Conditions of Approval (Exhibit C), - Staff recommends that the Planning Commission adopt the Resolution recommending approval of the Planned Development Rezone (Exhibit B) and approving the Vesting Tentative Subdivision Map and Site Development Review (Exhibit C) for PA 96-014, Trumark Homes, ******** A IT ACHMENTS: Exhibit A: Plans: 1) 2) 3) Vesting Tentative Subdivision Map Elevations and Site Plan Conceptual Landscape Plans Exhibit B: Resolution of the Planning Commission Recommending Approval of the Planned Development Rezone to the City Council e- - - 6 /.. :; . Exhibit C: Resolution of the Planning Commission Approving the Vesting Tentative Subdivision Map and Site Development Review Backoround Attachments: Attachment 1: Attachment 2: Attachment 3: Attachment 4: Attachment 5: G:\PA950J4\6-4PCSR .-... -- . Letter to the Planning Department from Zone 7 dated May 29, 1996 City of Dublin Site Development Review Standard Conditions and City of Dublfn Residential Security Requirements City of Dublin Public Works Department Typical Public Works General Conditions of Approval (4/96) Color design packet of project (available to Planning Commissioners - See Exhibit A, No, 2, for black and white copy) Mitigation Monitoring Program (approved May 14, 1996) 7 ,,-; :;- .... - 0 ::: I:; (".I .... ... ::.. = -< eo: . ... - - OD ~ 0 ... = .... "';:l - = OD CJ = = <:;'\ .- . N - - 0 -- -. ..... .::I.t'i .- ... ~C'\ - 0 , ~ ~< 1-... c:.l- ... = a:l 0 0 .- .- c: '" e.l) ~ .- = .... 0 .- - ~ - ~ I:; = - := ~ City 0; D!lbHn APPROV G-- T_ ~ ""::>t,,--r ~J.... 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