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Home My WebLink AboutItem 6.1 SummerGlenDev (2) ,~. ' . . . CITY CLERK File # D~(5J[fj]-[i][QJ AGENDA STATEMENT CITY COUNCIL MEETING DATE: January 20, 1998 SUBJECT: PUBLIC HEARING: PA 97-036, Summer Glen - Planned Development (Report Prepared by Dennis Carrington, Senior Planner Michael Porto, Planning Consultant EXIllBITS ATTACHED: Exhibit 1: I I Resolution approving the Planned Development Rezone and establishing findings, general provisions and development standards for PA 97-036, Summer Glen lA - Proposed General Provisions and Development Standards Exhibit 2: / Ordinance approving the Rezone for PA 97-036, Summer Glen Exhibit 3: / Planning Commission Resolution 97-30 recommending that the City Council approve the proposed Rezone and establish findings, general provisions and development standards for PA 97-036, Summer Glen . Exhibit 4: / Planned Development Standards Summary Exhibit 5: / Site Development Plan Exhibit 6 / Architecture-Building Plans and Elevations RECOMMENDATION: Open Public Hearing Receive staff presentation and public testimony Question staff and public Close public hearing and deliberate Adopt Resolution (Exhibit A) approving the Planned Development Rezone and establishing findings, general provisions and development standards for PA 97-036, Summer Glen, as recommended by the Planning Commission Waive Reading and Introduce Ordinance (Exhibit B) amending the City's Zoning Ordinance to permit the rezone for PA 97-036, Summer Glen; ~ 1. 2. 3. 4. 5. 6. FINANCIAL STATEMENT: None -----_.....~....-~-------------_...--------------_....-~....-.....-~-------------+-~--- ----_....~--------~~-------~-------_...--------_....-_.....----------~- COPIES TO: Applicant Owner PA File iTEMNO.~ DESCRIPTION: Request for a Planned Development (PD ) District Rezone from Business. Park Industrial to Planned Development Residential allowing for development of a residential project consisting of 347 single-family detached dwellings including three (3) product types on 65.51 gross acres, excluding a 10-acre school site: a) Product A-I 09 two-story units ranging in size from 1,640 to 2,040 square feet; b) Product B - 150 one and two-story units ranging in size from 2,088 to 2,576 square feet; and c) Product C - 88 two-story units ranging in size from 2,708 to 3,044 square feet. Lot sizes vary, as discussed below, for each of the three product types. The proposed project is located within the Eastern Dublin Specific Plan Area. BACKGROUND: The project site is part of the larger 800+ acre property, known as the Santa Rita Property, owned by the Alameda County Surplus Property Authority. It was formerly used for agricultural and .. storage purposes and by the U. S. Army. The Eastern Dublin General Plan Amendment and Specific Plan were approved by the City Council on May 10, 1993. Adoption of these plans designated the project site for Low, Medium, and Medium-High Density Residential as well as Industrial uses on both the General Plan and the Eastern Dublin Specific Plan. A Specific Plan Amendment was approved which configured land uses with the above mentioned residential designation with the Industrial . designation being assimilated into other Santa Rita properties. All structures and facilities from previous uses have been removed, with exception of a few streets remaining from the Camp Parks Reserve Forces Training Area. PLANNING COMMISSION ACTIONS: On December 23, 1997, the Planning Commission reviewed the Staff Report for the proposed project and adopted the following Resolutions: . Resolution 97-30 recommending that the City Council approve the requested rezone and establish findings, general provisions and development standards. . Resolution 97-29 approving the Tentative Map and the Site Development Review for the proposed project, along with conditions of approval. A. Tentative Map - Tentative Map 6976 as approved subdivides an existing parcel of 75.51 acres (65.51 gross acres) after the school site is dedicated into 347 lots for detached single-family homes. The map also created five other open space lots, including a recreation center, to be held in common by the homeowners association. . 2 r . A 10-acre parcel designated as a proposed school site also is part of this Tentative Map. The Tentative Map approval incorporates all engineering requirements such as grading, utility service. public improvements, and subdivision requirements. Requirements of the affected utilities and special districts have been incorporated into the Conditions of Approval as part of the required "will-serve" commitments. The primary access to the project will be from: a) Central Parkway (intersecting with Hibernia Drive, "M" Street, and "N" Street), and b) Street "S" (intersecting at Hacienda Drive). Single-family homes will back onto Gleason Boulevard and Hacienda Drive. Flood control measures require grading of building sites and improvements to Tassajara Creek to meet standards established for protection against a 100-year storm event. B. Site Development Review - The Site Development Review addressed building location, architectural theme and landscape design, vehicular and pedestrian access, on- site circulation, parking, and traffic impacts. The residential dwelling units will conform to the architectural plans prepared by the project architect (Exhibit 6). . The project design is based on a "neo-traditional" concept with pedestrian-friendly objectives. The project design emphasizes harmonious visual elements in the form of landscaping, hardscape, and building scale; efficient circulation and parking; safety; and utilization of Tassajara Creek as a natural open space feature and linear recreational link. Front porches have been incorporated into the home design to encourage outdoor activity in the front yards of homes. A 2,195 sf recreation building, with a pool and spa, also will be built. The project is designed with Product A (at the greatest density) in two locations - 1) east of Hacienda Drive, and 2) north of Central Parkway. Product B (which makes up the most of the units in this project) are located in the center of the project and back onto Gleason Boulevard. Product C units are located on the largest lots. comprises the area nearest Tassajara Creek. A reduced site plan map showing proposed product type by phase is attached as Exhibit F. ANALYSIS: PLANNED DEVELOPMENT REZONE . This application proposes to rezone 75.51 gross acres, including a 10-acre school site, from the zoning district category of Planned Development (PD) Business Park Industrial to Planned Development (PD) Residential; 65.51 acres would be developed with at 347 dwelling units. Section 11.2.7 of the Eastern Dublin Specific Plan requires that "Planned Development Plans" be prepared in greater detail than the Specific Plan, in keeping with Zoning Ordinance requirements (Sections 8-32. For the purposes of this project, the Stage 2 Development Plan required by the Ordinance is represented by the written statement supplied by the Applicant, the Tentative Map, the Site Development Plan, the Preliminary Landscape Plan, Architectural Plans and Elevations. 3 , . In accordance with the Zoning Ordinance, the Stage.2 Development Plan shows the location and arrangement of all proposed uses, specify the circulation system, defme parcels, establish the . development standards, specifY the infrastructure requirements and their sequencing, reflect the applicable mitigation measures of the EIR, and include master neighborhood landscape plans. Planned Development Plans must be consistent with the Dublin General Plan, as amended by the Eastern Dublin Specific Plan. The proposed Planned Development Rezone also provides for general provisions and specific development standards which will regulate development of the Summer Glen Subdivision. These standards are summarized in Exhibit lA, attached hereto. The Tentative Map and Site Development Review addressed a number of issues and criteria which are integral to the Planned Development Rezone. Two issues of significance are discussed as follows: A. Phasing - The homes are proposed to be constructed in two phases. Phase I is located in the southerly section of the project along Central Parkway, "S" Street, and Tassajara Creek. Phase II is located in the northerly section of the project along Hacienda Drive, Gleason Boulevard, and Tassajara Creek. The proposed phasing by product type is summarized in the following table: PRODUCT PHASE 1* PHASED TOTAL . Product A 53 56 109 Product B 57 93 150 Product C 42 46 88 TOTAL 152 195 347 * Phase I figures includes 10 model homes and 3 residential lots used as parking areas adjacent to the models that will be sold or built following the sell-off of Phase II. The phasing of this project also is affected by an additional constraint pertaining to noise mitigation. This project was approved by the Planning Commission with a condition or mitigation measure applicable to the Eastern Dublin Specific Plan. This condition requires relocation of the County Sheriff's firearms range prior to construction of any residential units within 400 feet of Gleason Boulevard. Phase I is located outside of the distance limits. However, the commencement of construction of any Phase II units would be dependent upon satisfaction of this condition. Additional noise mitigation measures include construction of an 8-foot sound attenuation wall between the residential lots and the right-of-way along Gleason Boulevard and Hacienda Drive. . 4 t" . . . B. Maintenance of Open SpacelLandscaping - The City generally is responsible for maintenance of landscaping within the rights-of-way of streets that it accepts for dedication. Product A is served by private streets. The homeowners association for the Product A units will be responsible for maintaining the streets, as well as all front yard landscaping, parkways, and other landscaped areas within or along the private streets. Provisions are being made to assure that the homeowners association for the Products B and C units will maintain all parkway landscaping along the dedicated public rights-of- way. DEVELOPMENT AGREEMENT The Development Agreement is under preparation at this time and is expected to be presented to the Planning Commission and City Council for consideration in February 1998. For the purposes of this application, the Development Agreement is not being considered at this time. However, all approvals currently under consideration are subject to approval of the Development Agreement. ENVIRONMENTAL REVIEW The proposed residential project is exempt from further environmental review according to Section 15182 of the State CEQA Guidelines because it is within the scope of the Final Environmental Impact Report (EIR) for the Eastern Dublin General Plan Amendment certified by the City Council by Resolution No. 51-93, and the Addenda dated May 4, 1993, and August 22, 1994. Analysis of the Initial Study submitted for this project indicate that no new impacts could occur and no new mitigation measures would be required for the Summer Glen project that were not addressed in previously considered environmental documents. CONSISTENCY WITH GENERAL PLAN AND SPECIFIC PLAN An analysis of the project, with specific consideration to all elements of the City General Plan, determined that the project is consistent with the General Plan. The analysis also found that the project is in conformity with the Eastern Dublin Specific Plan. As conditioned, the project will comply and conform to all of the Action Programs and Policies of the Eastern Dublin Specific Plan. 5 " GENERAL INFORMATION: . APPLICANT: Summerhill Homes 777 California Avenue Palo Alto, CA 94304 PROPERTY OWNER: Smplus Property Authority of Alameda County 224 West Winton Avenue, Room 151 Hayward, CA 94544 LOCATION: North of Central Parkway. West of Tassajara Creek, South of Gleason Boulevard, and East of Hacienda Drive. ASSESSOR PARCEL: 986-0001-001-10 GENERAL PLAN DESIGNATION: Low Density Residential (0-6.0 du/ac), Medium Density Residential (6.1-14.0 du/ac), and Medium-High Density Residential (6.1 to 25 du/ac). SPECIFIC PLAN DESIGNATION: Low Density Residential (0-6.0 du/ac), Medium Density Residential (6.1-14.0 du/ac), and Medium-High Density Residential (6.1 to 25 du/ac). . EXISTING ZONING AND LAND USE: Zoning: Land Use: PD Business Park Industrial Vacant SURROUNDING GENERAL PLAN, SPECIFIC PLAN ZONING, AND LAND USE: North (across Gleason Boulevard): General Plan: Public/Semi-Public Specific Plan: Public/Semi-Public Zoning: G/I Public/Semi-Public Land Use: California Highway Patrol (CHP) and County Sheriff Facilities South (across Central Parkway): General Plan: Medium-High Density Residential (6.1 to 25 du/ac) Specific Plan: Medium High Density Residential (6.1 to 25 du/ac) Zoning: PD Medium-High Density Residential Land Use: Residential (California Creekside) . 6 . South/West (adjacent to south west comer ofproject): General Plan: Medium-High Density Residential Specific Plan: Medium-High Density Residential Zoning: PD Medium-High Density Residential Land Use: Vacant/Proposed Apartments East (across Tassajara Creek): General Plan: Open Space/Park Specific Plan: Open Space/Park Zoning: P-City Park Land Use: Vacant/abandoned site of Naval Hospital and Reserve Forces Training Area. West (across Hacienda Drive): General Plan: Industrial/Office Specific Plan: Industrial/Office Zoning: PD Business Park Industrial Land Use: Vacant/proposed Opus Project . . 7 . . . / 05 b~ RESOLUTION NO. _-98 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING AND ESTABLISHING FINDINGS, GENERAL PROVISIONS AND DEVELOPMENT STANDARDS, AND CONDITIONS OF APPROVAL FOR A PLANNED DEVELOPMENT (PD) REZONE FOR PA 97-036, SUMMER GLEN WHEREAS, Summerhill Homes of Palo Alto, California, and Alameda County Surplus Property Authority ("Applicant/Developer") have requested approval of a Planned Development Rezone to establish General Provisions and Development Regulations for a residential development consisting of347 single family detached homes on approximately 75.51 gross acres, including a lO-acre school site, (portion of APN 986-0001-001-10) in the Eastern Dublin Specific Plan area; and WHEREAS, ApplicantJDeveloper has submitted a Stage 2 Development Plan as required by Section 8.32.040 of the Zoning Ordinance which meets the requirements of said section, and WHEREAS, ApplicantlDeveloper has submitted a complete application for a Planned Development Rezone which is available arid on file in the Planning Department; and WHEREAS, a development agreement will be approved prior to recordation of a Tract Map/Parcel Map for the project as required by the conditions of approval of the Tentative Map and the Eastern Dublin Specific Plan; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines Section 15182, the City has found that the proposed residential project is within the scope of the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan which was certified by the City Council by resolution No. 51-93, and the Addenda dated May 4, 1993, and August 22, 1994 (the "EIR"), and has further found that the proposed project is consistent with the adopted Eastern Dublin Specific Plan; and WHEREAS, the Planning Commission did hold a public hearing on said application on December 23, 1997 and did adopt Resolution 97-_ recommending that the City Council approve and establish Findings, General Provisions and Development Standards, and Conditions of Approval for a Planned Development Rezone for PA 97-036, Summer Glen; and WHEREAS, the City Council received a Staff Report recommending that the Planned Development Rezone be approved by the City Council subject to General Provisions and Development Standards and Conditions of Approval prepared by Staff and approved by the Planning Commission; and WHEREAS, a public hearing, properly noticed in all respects required by law, was held by the City Council on January 20, 1998; and EXHIBIT 1 ;A .06 f,.~ WHEREAS, the City Council did hear and use their independent judgment in consideration of all said reports, recommendations, and testimony hereinabove set forth. . WHEREAS, said "General Provisions and Development Standards" are attached hereto as Exhibit 1. NOW THEREFORE, BE IT RESOLVED THAT the Dublin City Council does hereby make the following fmdings 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. The Planned Development Rezone will be appropriate for the subject property in terms of providing General Plan 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 and proposed residential, business, and public uses in the immediate vicinity and will enhance development of the Specific Plan Area; and 2. The Planned Development Rezone, as conditioned, is consistent with the general provisions, intent, and purpose of the Eastern Dublin Specific Plan and will contribute towards implementation of said Plan; and . 3. The Planned Development Rezone, as conditioned, is consistent with the general provisions, intent, and purpose of the General Plan which designates this area as Low Density Residential, Medium Density Residential, and Medium-High Density Residential and would. result in development within the densities allowed by said designation; and 4. The Planned Development Rezone, as conditioned, will not have a substantial adverse effect on health or safety nor be substantially detrimental to the public welfare or be injurious to property or public improvement as all applicable regulations will be satisfied; and 5. The Planned Development Rezone, as conditioned, will not overburden public services as all agencies must commit to the availability of public services prior to the issuance of building permits as required by the Eastern Dublin Specific Plan policies and mitigation measures; and 6. The Planned Development Rezone, as conditioned, and accompanying Site Development Review, will create an attractive, efficient, and safe environment; and 7. The Planned Development Rezone, as conditioned, will benefit the public necessity, convenience, and general welfare and is in conformance with Section 8.32 of the Dublin Zoning Ordinance; and . 2 . . . 3 of ,~ 8. The Planned Development Rezone, as conditioned, and accompanying Site Development Review will be compatible with and enhance the general development of the area; and 9. The Planned Development Rezone, as conditioned, will provide an environment that will encourage the use of common open areas for neighborhood or community activities and other amenities; and 10. The Planned Development Rezone, as conditioned, will provide efficient use of the land pursuant to the Eastern Dublin Specific Plan that includes that preservation of significant open areas and natural and topographic landscape features along Tassajara Creek with minimum alteration of natural land forms; and BE IT FURTHER RESOLVED THAT the Dublin City Council does hereby approve a Planned Development Rezone for PA 97-036, Summer Glen, subject to the attached "General Provisions and Development Standards" (Exhibit 1) which constitute regulations for the use, improvement, and maintenance of the 75.5 acre parcel (portion of986-0001-001-1O), excluding the 10-acre school site. Except as specifically included in Exhibit 1 attached and made a part of this Resolution, development and operation of land use activities within this Rezone shall be subject to the current City of Dublin Zoning Code. BE IT FURTHER RESOLVED THAT the Dublin City Council does hereby condition this Planned Development Rezone on substantial conformance of the Land Use and Development Plan (comprised of the Tentative Map and Site Development Review) with the General Provisions and Development Standards approved with this Planned Development Rezone and the Eastern Dublin Specific Plan. a. The Community Development Director shall determine conformance or non-conformance and the appropriate approval procedure for modifying this Planned Development Rezone (e.g., administrative, conditional use permit, or revised Planned Development Rezone). b. Major modifications or revisions found not to be in substantial conformance with this Planned Development Rezone shall require a new Planned Development Rezone. Any subsequent Planned Development Rezone may address all or a portion of the area covered by this action. BE IT FURTHER RESOLVED THAT the Dublin City Council does hereby condition this Planned Development Rezone on execution of an Development Agreement in accordance with the Eastern Dublin Specific Plan. 3 PASSED AND ADOPTED BY the City Council of the City of Dublin, on this day of , 1998, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ArrEST: Deputy City Clerk Exhibit 1: General Provisions and Development Standards for PA 97-036, Summer Glen g:\pa97 -036\ccpdrcso 4 1./, c6 t. k. . . . ;. t- ~' . . ;) 01 ~L GENERAL PROVISIONS AND DEVELOPMENT STANDARDS PLANNED DEVELOPMENT REZONE PA 97-036, SUlvfMER GLEN GENERAL PROVISIONS A. Purpose This approval is for a Planned Development (PD) District Rezone for PA 97-036, Summer Glen. This PD District Rezone is part of a Land Use and Development Plan which also is represented by the Tentative Map 6976 and Site Development Plan (both dated November 14, 1997), the Preliminary Landscape Plan dated November 18, 1997, and the written statements provided by the Applicant dated received October 3, 1997 all on file in the Planning Department. The PD District Rezone allows the flexibility needed to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and Eastern Dublin Specific Plan are satisfied. More particularly, the PD District Rezone is intended to ensure the following: 1. The approval of this PD District Rezone shall be pursuant to the terms set forth in the Development Agreement to be approved by the City of Dublin and recorded prior to recording of the final Map. In the event of conflict between the terms of the Development Agreement and the following conditions, the terms of the Development Agreement shall prevail. 2. Encourage illl10vative approaches to site planning, building design, and housing construction offering a wide range ofliving styles, unit sizes, and amenities for all segments of the community. 3. Create an attractive, efficient, and safe environment. 4. Develop an environment that encourages social interaction and the use of common open areas and other amenities for neighborhood or community activities. 5. Create an environment that decreases dependence on the private automobile. B. Dublin Zoning Ordinance - Applicable Reauirements Except as specifically modified by the provisions of this PD District Rezone, all applicable general requirements and procedures of the Dublin Zoning Ordinance R-I District shall be applied to the area designated in this PD District Rezone. EXHffiIT lA ~ ~f~ c. General Provisions and Development Standards 1. . Intent: This PD District Rezone is to establish, provide for, and regulate the development of the Summer Glen Subdivision. Development shall be generally consistent with the Land Use and Development Plan. 2. PD Residential - Single Family Permitted Uses: The following principal uses are permitted by this PD Residential District: A. Residential development limited to: 1. Single Family Detached houses 2. 347 units Prohibited Uses: The following uses are prohibited in this PD Residential District: 1. 2. 3. 4. 5. Field Crops Orchards Plant Nurseries Greenhouses used only for cultivation of plant materials for sale Hospital . Conditional Uses: All conditional uses in the R-I District are conditional uses in this PD Residential District with the exception of prohibited uses listed above. Development Standards: Development standards within this PD Residential District are as follows. Product A: Lot Dimensions: 50' x 75' min. Front Yard Setbacks: Front yard setbacks for detached residences should vary for visual interest, where possible, along through-streets. 1. Front entry garages 18' min. from back of sidewalk 2. Front porch 10' min. from back of sidewalk 3. Front of house 13' min. from back of sidewalk (All dimensions shall be from back of right-of-way line.) . Note: Sectional garage doors with automatic openers are required for all residences with driveways less than 20 feet. Exhibit lA Page 2 of 6 7 of t,. '" . Side Yard 1. Setbacks: 5 feet min. sideyards 2. corner lots: 10 feet min. on street side 3. adjacent to Product C: 15 feet min. Note: Allowances may be made for decreased sideyards to a minimum of 5 feet on "pie shaped" lots. ^, Rear Yard Setbacks: Rear yard setbacks are important for establishing privacy and separation between residences, as well as providing for usable recreation space. 15' min. Architectural Projections: Eaves, fIreplaces, niches, bay windows, cantilevered floor area, porches, and air conditioning equipment may project 2' into required sideyards, but never closer than 3' from the property line and 2' into required rear yard, except air conditioning equipment, which must be fully situated within the rear yard set-back. Residential Massing: Single story elements are encouraged at corners and throughout to break up 2-story massing. The maximum building height shall be 35 feet. . Parking/Garages: Consideration shall be given to the placement, orientation, and treatment of the garages and garage doors. Two covered spaces are required. Suggested design criteria include: 1. Designing the residence to extend forward of the garage door(s). Provide two (2) garage spaces, minimum 19' x 19' clear, and two (2) spaces in the driveway apron. Product B: Lot Dimensions: 56' x 90' min. . Front Yard Setbacks: Front yard setbacks for detached residences should vary for visual interest, where possible, along through-streets. 1. Front entry garages 18' min. from back of sidewalk Exhibit lA Page 3 of6 1" 6.(' IoL 2. Front porch 10' min. from back of sidewalk 3. Front of house 13' min. from back of sidewalk (All dimensions shall be from back right-of-way line.) . Note: Sectional garage doors with automatic openers are required for all residences with driveways less than 20 feet. Side Yard Setbacks: ~. 1. Setback (typical) 7 feet miil. sideyards 2. Setback (one-story) 5 feet min. sideyard 3. corner lots 10 feet min. on street side Note: Allowances may be made for decreased sideyards to a minimum of 5 feet on "pie shaped" lots. Rear Yard Setbacks: Rear yard setbacks are important for establishing privacy and separation between residences, as well as providing for usable recreation space. 20' min. with exception of single story homes which may have a minimum of 5 feet, providing the resulting rear yard contains a minimum of rear yard. of 500 sf.. Architectural Projections: Eaves, fireplaces, niches, bay windows, cantilevered floor area, porches, and air conditioning equipment may project 2' into required sideyards, but never closer than 3' from the property line and 2' into required rear yard except air conditioning equipment, which must be fully situated within the rear yard set-back. Residential Massing: Single story plans/elements are encouraged at corners and throughout to break up 2-story massing. The maximum building height shall be 35 feet. Parking/Garages: Consideration shall be given to the placement, orientation, and treatment of the garages and garage doors. Two covered spaces are required. Suggested design criteria include: 1. Designing the residence to extend forward of the garage door( s) Provide two (2) garage spaces, minimum 19' x 19' clear, and . two (2) spaces in the driveway apron. Exhibit 1 A Page 4 of 6 "t .,^&:'.~~:~J_ ._.- .~. ~ .-~- .... _w ,.. q D/ c: t.. .. Product C: Lot Dimensions: 65' x 100' min. i:. Front Yard Setbacks: Front yard setbacks for detached residences should vary for visual interest, where possible, along through-streets. , .,. .. ..i, 1. Front entry garages 20' min. from back of sidewalk 2. Side entry garages 15' min. from back of sidewalk 3. Front porch 14' min. from back of sidewalk 4. Front of house 20' min. from back of sidewalk (All dimensions shall be from back of curb if no sidewalk is constructed.) Note: Sectional garage doors with automatic openers are required for all residences with driveways less than 20 feet. Side Yard Setbacks: . 1. Setback (typical) 7 feet min. sideyards 2. corner lots 10 feet min. on street side Note: Allowances may be made for decreased sideyards to a minimum of 5 feet on "pie shaped" lots. Rear Yard Setbacks: Rear yard setbacks are important for establishing privacy and separation between residences, as well as providing for usable recreation space. 15' min. with a 20' average Architectural Projections: Eaves, frreplaces, niches, bay windows, cantilevered floor area, porches, and air conditioning equipment may project 2' into required sideyards, but never closer than 3' from the property line and 2' into required rear yard except air conditioning equipment, which must be fully situated within the rear yard set-back. Residential Massing: Single story plans/elements are encouraged at corners and throughout to break up 2-story massing. The maximum building height shall be 35 feet. . Parking/Garages: Consideration shall be given to the placement, orientation, and treatment of the garages and garage doors. Two covered spaces are required. Suggested design criteria include: Exhibit 1 A Page 5 of6 /D l>b 61:. 1. Designing the residence to extend forward of the garage door(s) . 2. Side entry garages 3. Split two-car and single-car garages 4. tandem bay for a 3-car garage Provide two (2) garage spaces, minimum 19' x 19' clear, and two (2) spaces in the driveway apron. . g:pa\97-036\gp&ds . Exhibit lA Page 6 of6 . . . ) I cD t~ ORDINANCE NO. -98 AN ORDINANCE OF TIIE CITY OF DUBLIN AMENDING TIIE ZONING ORDINANCE TO PERMIT TIIE REZONING OF PROPERTY LOCATED NORTH OF CENTRAL P ARKW A Y, WEST OF TASSAJARA CREEK, SOUTH OF GLEASON BOULEVARD AND EAST OF HACIENDA DRIVE (APN 986-0001-001-10, PORTION). - --- --- --- - - ----- -- ---- - - -- 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 75.5 gross acres generally located north of Central Parkway, west of Tassajara Creek, south of Gleason Boulevard, and east of Hacienda Drive in the Eastern Dublin Specific Plan area (more specifically described as a portion of APN 986-0001-001-10) are hereby rezoned from Planned Development Business Park Industrial to Planned Development Residential, for the development of 347 dwelling units (5.3 units per acre on 65 .5 acres) and a 10-acre school site; and PA 97-036, Summer Glen, as shown and described on the proposed Resolution -98 Approving and Establishing Findings, General Provisions and Conditions of Approval (Exhibit 1); the Rezone Application (Exhibit 2); and the Staff Report dated to the City Council (Exhibit 3), all of which are on file with the City of Dublin Department of Community Development, and are hereby adopted as the regulations and standards for future use, improvement, and maintenance of the property within this District. . A map of the rezoning area is outlined below: t ... ~ SINGLE FAt.lIL Y LOTS 1011 (4,000 S.F. 150 5,040 S.F. aa 11,500 S.F. 347 TOTAL UNrrs __....VII. i i LOT. -=*""- ImI! ~~@31 ~:l --II~~ \ ~ .. lllIIU CINTIW. "~"T SINGLE FA.....V RESOENT1AL lNT DESlGNATlON PLAN EIoI..t: ,...2iJtt " EXHIBIT J. Section 2. I). elL'- . This ordinance shall take effect and be enforced thirty (30) days from and after its passage. Before the expiration of fifteen (15) days after its passage, it shall 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. L J i " . ~, PASSED AND ADOPTED BY the City Council of the City of Dublin, on this day of , 1998, by the following votes: 1 f.. ~ AYES: '.' i ~ r NOES: ABSENT: ABSTAIN: Mayor ATTEST: Deputy City Clerk . I Exhibit 1: Resolution -98 Approving and Establishing Findings, General Provisions, and Conditions of Approval Rezone Application Staff Report dated Exhibit 2: Exhibit 3: 2 . . :. f ) , l' , ,.. . . J J 06 to-' RESOLlITION NO. 97- 30 A RESOLlITION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCn.. APPROVE AND ESTABLISH FINDINGS, GENERAL PROVISIONS AND DEVELOPMENT STANDARDS AND CONDmONS OF APPROVAL FOR A PD, PLANNED DEVELOPMENT REZONE FORPA 97-036, SUMMER GLEN WHEREAS. Summerhill Homes of Palo Alto, California, and Alameda County Surplus Property Authority ("ApplicantlDeveloper") have requested approval of a Planned Development Rezone to establish General Provisions and Development. Regulations for a residential development consisting of 347 single family detached homes on approximately 75.51 gross acres~ hlcludiDg a to-acre school site, (portion of APN 986-0001-001-10) hi the Eastern Dublin Specific Plan area; and WHEREAS, ApplicantlDeveloper has submitted a State 2 Development Plan as required by Section 8.32 of the Zoning Ordinance which meets the requirements of said section, and WHEREAS, ApplicantlDeveloper has submitted a complete application for a Planned Development Rezone which is available and on file in the Planning Department; and WHEREAS. a development agreement will be approved prior to recordation of a Tract Map/Parcel Map for the project as required by the Eastern Dublin Specific Plan and the Conditions of Approval of the Tentative Map and Site Development Review; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines Section 15182, the City has found that the proposed residential project is within the scope of the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan which was certified by the City Council by resolution No. 51-93, and the Addenda dated May 4,1993. and August 22, 1994 (the "EIR"), and has further found that the proposed project is consistent with the adopted Eastern Dublin Specific Plan; and WHEREAS, the Planning Commission held a public hearing on said application; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending that the Planning Commission recommend that the City Council approve the Planned Development Rezone; and WHEREAS, the Planning Commission 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 Planning Commission does hereby make the following findings and determinations regarding said proposed Planned Development Rezone: EXHiBIT 3 ) 'I 4 64 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. The Planned Development Rezone will be appropriate for the subject property in terms of providing General Plan 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 and proposed residential, business, and public uses in the immediate vicinity and will enhance development of the Specific Plan Area; and . 2. The Planned Development Rezone, as conditioned, is consistent with the general provisions, intent, and purpose of the Eastern Dublin Specific Plan and will contribute towards implementation of said Plan; and 3. The Pl~edDevelopment Rezone,'as conditioned, is consistent with the general provisions, intent, and purpose 'of the General Plan which designates this area as Low Density Residential, Medium Density Residential, and Medium-High density Residential and would result in development within the densities allo'Ved by said designation; and 4. The Planned Development Rezone, as conditioned, 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 satisfied; and 5. The Planned Development Rezone, as conditioned, will not overburden public services as all agencies must commit to the availability of public services prior to the issuance of building permits as required by the Eastern Dublin Specific Plan policies and mitigation measures; and . 6. The Planned Development Rezone, as conditioned, and accompanying Site Development Review, will create an attractive, efficient, and safe environment; and 7_ The Planned Development Rezone, as conditioned,will benefit the public necessity, convenience, and general welfare and is in conformance with Section 8.32 of the Dublin Zoning Ordinance; and 8. The Planned Development Rezone, as conditioned, and accompanying Site Development Review will be compatible with and enhance the general development of the area; and 9. . The Planned Development Rezone, as conditioned, will provide an environment that will encourage the use of common open areas for neighborhood or community activities and other amenities; and . 10. The Planned Development Rezone, as conditioned, will provide efficient use of the land pursuant to the Eastern Dublin Specific Plan that includes that preservation of significant open areas and natural and topographic landscape features along Tassajara Creek with minimum alteration of natural land forms; and BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby recommend that the City Council approve a Planned Development Rezone for PA 97-036, Summer Glen, subject to the attached "General Provisions and Development Standards" (Exhibit 1) which constitute regulations for the use, improvement, and maintenance of the 75.5 acre parcel (portion of 986-000 1-001- .- 2 ,. t. >- r ~ Ii ~. t- . . / s at I::.L, IO), excluding the IO-acre school site. Except as specifically' included in Exhibit I attached and made a part of this Resolution, development and operation of land use activities within this Rezone shall be subject to the current City of Dublin Zoning Code. BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby condition this Planned Development Rezone on substantial conformance of the Land Use and Development Plan (comprised of the Tentative Map and Site Development Review) with the General Provisions and Development Standards approved with this Planned Development Rezone and the Eastern Dublin Specific Plan. a. The Community Development Director shall determine conformance or non- conformance and the appropriate approval procedure for modifying this Planned Development Rezone (e.g., administrative, conditional use permit, or revised Planned Development Rezone). b. Major modifications or revisions found not to be in substantial conformance with this Planned Development Rezone shall require a new Planned Development Rezone. Any subsequent Planned Development Rezone may address all or a portion of the area covered by this action. BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby condition this Planned Development Rezone on execution of an Development Agreement in accordance with the Eastern Dublin Specific Plan. PASSED, APPROVED, AND ADOPTED this 23rd day of December 1997. AYES: NOES: ABSENT: em. Jennings, Johnson, Hughes, Musser, and Oravetz Planning Commission Chairperson ATTEST: Community Development Director Exhibit B-1 to Resolution - General Provisions and Development Standards for P A 97-036, Summer Glen g:pa97 -03 6/pcrdreso 3 /~ ~ t.~ GENERAL PROVISIONS AND DEVELOPMENT STANDARDS . \ , L PLANNED DEVELOPMENT REZONE PA 97-036, SUMMER GLEN f .; ~ f~. ~.. 1, ~ ~; l ! t r i GENERAL PROVISIONS A. Purpose This approval is for a Planned Development (PD) District Rezone for PA 97-036, Summer Glen. This PD District Rezone is part of a Land Use and Development Plan which also is represented by the Tentative Map 6976 and Site Development Plan (both dated November 14, 1997), the Preliminary Landscape Plan dated November 18, 1997, and the written statements provided by the Applicant dated received October 3, 1997 all on file in the Planning Department. The PD District Rezone allows the flexibility needed to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and Eastern Dublin Specific Plan are satisfied. More particularly, the PD District Rezone is intended to ensure the following: 1. The approval of this PD District Rezone shall be pursuant to the terms set forth in the Development Agreement to be approved by the City of Dublin and recorded prior to recording of the Final Map. In the event of conflict between the terms of the Development Agreement and the following conditions, the terms of the Development Agreement shall prevail. . 2. Encourage innovative approaches to site planning, building design, and housing construction offering a wide range of living styles, unit sizes, and amenities for all segments of the community. 3. Create an attractive, efficient, and safe environment. 4. Develop an environment that encourages social interaction and the use of common open areas and other amenities for neighborhood or community activities. 5. .. automobile. Create an environment that decreases dependence on the private B. Dublin Zoning Ordinance - Applicable Requirements Except as specifically modified by the provisions of this PD District Rezone, all applicable general requirements and procedures of the Dublin Zoning Ordinance R-I District shall be applied to the area designated in this PD District Rezone. EXHIBIT B-1 . 4 ..- -. .. . . - ~. . . . . . ~. '. .. ~ . . ~ ." --"-'.-.- . /1 crt (,t.. .. c. General Provisions and Development Standards '. 1. Intent: This PD District Rezone is to establish, provide for, and regulate the development of the Summer Glen Subdivision. Development shall be generally consistent with the Land Use and Development Plan. ',- :; 2. PD Residential- Single Family 'f I, Permitted Uses: The following principal uses are permitted by this PD Residential District: A. Residential development limited to: 1. Single Family Detached houses 2. 347 units Prohibited Uses: The following uses are prohibited in this PD Residential District: . 1. 2. 3. 4. 5. Field Crops Orchards Plant Nurseries Greenhouses used only for cultivation of plant materials for sale Hospital Conditional Uses: All conditional uses in the R-I District are conditional uses in this PD Residential District with the exception of prohibited uses listed above. Development Standards: Development standards within this PD Residential District are as follows. Product A: Lot Dimensions: 50' x 75' min. Front Yard Setbacks: Front yard setbacks for detached residences should vary for visual interest, where possible, along through-streets. . 1. Front entry garages 18' min. from back of sidewalk 2. Front porch 10' min. from back of sidewalk 3. Front of house 13' min. from back of sidewalk (All dimensions shall be from back of right-of-way line.) 5 IS- 0( t:,L; Note: Sectional garage doors with automatic openers are . required for all residences with driveways less than 20 feet. Side Yard 1. Setbacks: 5 feet min. sideyards 2. corner lots: 10 feet min. on street side 3. adjacent to Product C: 15 feet min. Note: Allowances may be made for decreased sideyards to a minimum of 5 feet on "pie shaped" lots. Rear Yard Setbacks: Rear yard setbacks are important for establishing privacy and separation between residences, as well as providing for usable recreation space. 15' min. Architectural Projections: Eaves, fireplaces, niches, bay windows, cantilevered floor area, porches, and air conditioning equipment may project 2' into required sideyards, but never closer than 3' from the property line and 2' into required rear yard, except air conditioning . equipment, which must be fully situated within the rear yard set-back. Residential Massing: Single story elements are encouraged at corners and throughout to break up 2-story massing. The maximum building height shall be 35 feet. Parking/Garages: Consideration shall be given to the placement, orientation, and treatment of the garages and garage doors. Two covered spaces are required. Suggested design criteria include: 1. Designing the residence to extend forward of the garage door(s). Provide two (2) garage spaces, minimum 19' x 19' clear, and two (2) spaces in the driveway apron. . 6 .... .~ . .-&...... ...... "." / 1 4 1:,,, . Product B: , ~ " Lot Dimensions: 56' x 90' min. r; ~, ,. f .' L Front Yard Setbacks: Front yard setbacks for detached residences should vary for .. visual interest, where possible, along through-streets. . ~". ~, 1. Front entry garages 18' min. from back of sidewalk 2. Front porch 10' min. from back of sidewalk 3. Front of house 13' min. from back of sidewalk (All dimensions shall be from back right-of-way line.) t t,' Note: Sectional garage doors with automatic openers are required for all residences with driveways less than 20 feet. Side Yard Setbacks: . 1. Setback (typical) 7 feet min. sideyards 2. Setback (one-story) 5 feet min. sideyard 3. corner lots 10 feet min. on street side Note: Allowances may be m~de for decreased sideyards to a minimum of 5 feet on "pie shaped" lots. Rear Yard Setbacks: Rear yard setbacks are important for establishing privacy and separation between residences, as well as providing for usable recreation space. 20' min. with exception of single story homeswhich may have a minimum of 5 feet, providing the resulting rear yard contains a minimum of rear yard of 500 sf.. . Architectural Projections: Eaves, fIreplaces, niches, bay windows, cantilevered floor area, porches, and air conditioning equipment may project 2' into required sideyards, but never closer than 3' from the property line and 2' into required rear yard except air conditioning equipment, which must be fully situated within the rear yard set-back. 7 J.D 06. 6~ , Residential Massing: Single story plans/elements are encouraged at corners and throughout to break up 2-story massing. The maximum building height shall be 35 feet. . Parking/Garages: Consideration shall be given to the placement, orientation, and treatment of the garages and garage doors. Two covered spaces are required. Suggested design criteria include: t~ ~ . 1. Designing the residence to extend forward of the garage door( s) i r , t Provide two (2) garage spaces, minimum 19' x 19' clear, and two (2) spaces in the driveway apron. Product C: Lot Dimensions: 65' x 1 DO' min. Front Yard Setbacks: Front yard setbacks for detached residences should vary for visual interest, where possible, along through-streets. . 1. Front entry garages 20' min. from back of sidewalk 2. Side entry garages 15' min. from back of sidewalk 3. Front porch 14' min. from back of sidewalk 4. Front of house 20' min. from back of sidewalk (All dimensions shall be from back of curb if no sidewalk is constructed. ) Note: Sectional garage doors with automatic openers are required for all residences with driveways less than 20 feet. Side Yard Setbacks: 1. Setback (typical) 7 feet min. sideyards 2. corner lots 10 feet min. on street side Note: Allowances may be made for decreased sideyards to a minimum of 5 feet on "pie shaped" lots. . 8 .,0;.'--" - . ~. . ~ -" ~ . ~ . ~ -'. " - " . . . . - - -' . " .-' -.. .-.' J,/ ot ,~ Rear Yard Setbacks: Rear yard setbacks are important for establishing privacy and separation between residences, as well as providing for usable recreation space. 15' min. with a 20' average Architectural Projections: Eaves, fireplaces, niches, bay windows, cantilevered floor area, porches, and air conditioning equipment may project 2' into required sideyards, but never closer than 3' from the property line and 2' into required rear yard except air conditioning equipment, which must be fully situated within the rear yard set-back. Residential Massing: Single story plans/elements are encouraged at corners and throughout to break up 2-story massing. The maximrun building height shall be 35 feet. Parking/Garages: Consideration shall be given to the placement, orientation, and treatment of the garages and garage doors. Two covered spaces are required. Suggested design criteria include: 1. Designing the residence to extend forward of the garage door( s) 2. Side entry garages 3. Split two-car and single-car garages 4. tandem bay for a 3-car garage Provide two (2) garage spaces, minimrun 19' x 19' clear, and two (2) spaces in the driveway apron. 9 ""'; cD 6 L . PLANNEDDEVELOPMENTSTANDARDSSU~Y for Summer Glen (pA 97-036) The proposed Planned Development Rezone would establish the following general provisions and development standards for this project: r l Gross acreage and density for each of the product types is as follows: Ie ;. Acreage Density t.. " :ii' I- Product A: Product B: Product C: Common Area: Total: 5.3 dulacre 7.4 du/acre 5.4 du/acre 4.3 du/acre 14.78 acres 27.75 acres 20.56 acres 2.42 acres 65.51 acres PD Residential - Single Family Number of Units: 347 dwelling units Permitted uses: Residential development limited to single-family detached houses subject to Section 8.20.030 of the Municipal Zoning Ordinance Prohibited uses: Field crops, orchards, plant nurseries, greenhouses used only for cultivation of plant materials for sale, and hospitals Conditional uses: All conditional uses in the R -1 District are conditional uses in the PD Single Family Residential District with the exception of prohibited uses listed above Except as specifically modified in the provisions of the PD District Rezone, all applicable and general requirements of the Dublin Zoning Ordinance R -1 District will be applied to the PD Single Family designated lands. General Development Standards are attached to the Resolution recommending City Council approval of the proposed PD Rezone (Exhibit A). These standards are summarized in a matrix on the following page. Page 1 of2 EXHIBIT 4 . . . ~ GENERAL DEVELOPMENT STANDARDS ~ " ; <. i. \ t . . ;< 3 ~ 64 MINIMUM PRODUCT A PRODUCT B PRODUCT C AVERAGE LOT 3,750 sf 5,040 sf 6,500 sf SIZE Dimensions 50 ft x 75 ft 56 ft x 90 ft 65 ft x 100 ft FRONT Y ARDl Front-entry 18 feet 18 feet 20 feet Garages Side-entry n/a n/a 15 feet Garages Front Porch 10 feet 10 feet 14 feet Front of House 13 feet 13 feet 20 feet SIDE YARD-z- Setback (typical) 5 feet 7 feet' 7 feet Setback (one- nJa 5 feet n/a story) Corner Lots 10 feet 10 feet 10 feet REAR YARD 15 feet 20 feet' 5 feet (w/20-foot average) BUILDING 35 feet/2-stories 30 feetfTwo Stories 35 feet/Two Stories HEIGHT PARKING 2 garage spaces" / 2 garage spacesr I 2 garage spaces"l 2 spaces in driveway 2 spaces in driveway 2 spaces in driveway apron apron apron I All dIlDenslOns shall be measured from nght-of-way lme. Allowances may be made for decreased sideyards to a minimum of 5 feet on "pie-shaped" lots. 'Exceptions are allowed for single-story elements which may be a minimum of 5 feet provided the resulting rear yard contains a minimum of 500 sf. 19' x 19' clear interior space 2 3 4 Exceptions to the Setback requirements are as follows: Architectural projections (such as eaves, fIreplaces, niches, bay windows, cantilevered floor area, porches, and air conditioning equipment) may project up to two (2) feet into required sideyard setbacks, but never closer than three (3) feet from the property line; and two (2) feet into the rear yard, except for air conditioning equipment which must be situated within the rear yard. Page 2 of2 .-. - " ~r -.~~._: ~ ~ :;:.-:,,__::_':.:,.:_r__....~~~>.~-.._~__~_:~_~u _..._ -i::.:.~~.-:.::'~:->'.-:~.~"~:-._,."..& - ..r _r", - r ~.-w _' <;':';'__~--:':-::_.~~:~._:' & - -.- -- , . 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