HomeMy WebLinkAboutItem 6.1 Emeral Gen #4 Dev (2)
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CITY CLERK
File # D@~[{jJ-[3]V)l
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: March 16, 1999
SUBJECT:
PUBLIC HEARING: P A 98-063, Toll Brothers - Emerald Glen #4
Planned Development
(Report Prepared by Michael Porto, Planning Consultant)
ATTACHMENTS:
1. City Council Ordinance Adopting Planned Development Rezone
and Development Plan including Development Standards.
2. Planning Commission Resolution 99-05 recommending that the
City Council approve and establish findings, general provisions
and development standards and conditions of approval for a PD,
Planned Development Rezone for P A 98-063, Toll Brothers -
Emerald Glen #4
3. Applicant's Submittal Package Including:
· Site Plan
· Vesting Tentative Map
· Plotting Plans
· Architectural Elevation
· Conceptual Landscape
RECOMMENDATION: ~~l. Open Public Hearing
2. Receive staff presentation and public testimony
3. Question staff and public
4. Close public hearing and deliberate
5. Waive Reading and Introduce Ordinance _ -99 (Attachment 1)
amending the City's Zoning Ordinance to permit the rezone for
P A 98-063, Toll Brothers.
FINANCIAL STATEMENT: None
DESCRIPTION:
Request for a Planned Development (PD) Rezone (Vesting Tentative Map and Site Development Review
approved by the Planning Commission on February 9, 1999) to permit development ofa residential
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COPIES TO: Applicant
Owner
In House Distribution
ITEM NO: ~1
project consisting of295 single family dwellings consisting of three (3) product types to be developed on
28.9 acres. The first product is 100 single family detached homes ranging in size from 2,030 square feet
to 2,840 square feet on approximately 4,000 square foot lots. The second product is a zero lot line patio
home product of 43 homes of between 1,633 to 2,009 square feet on individual lots of approximately
3,000 square feet. The final product is a series of single family attached townhomes in twenty-four 5, 6 or .
7 unit buildings and an associated recreation complex with floor plans ranging in size between 1,305 to .
1,828 square feet. 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 Medium
Density Residential 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.
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.
Plallllillg Commission Actions:
On February 9, 1999, the Planning Commission reviewed the Staff Report for the proposed project and
adopted the following Resolutions:
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Resolution 99-05 recommending that the City Council approve the requested rezone and establish
findings, general provisions and development standards. .
Resolution 99-04_approving the Tentative Map and the Site Development Review for the proposed
project, along with conditions of approval.
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A. Tentative Map - Tentative Map 7084 as approved subdivides an existing parcel of28.9
acres into 143 lots for detached residential construction, 24 parcels for construction of 152
attached townhomes, and 3 lettered open space lots, including a recreation center, to be
held in common by the homeowners association of the townhome units.
Lot B wiIl be dedicated to the City and maintained by the Lighting and Landscape District.
Lot A and C are to be owned, landscaped and maintained by the respective homeowners
associations. Four lettered streets and two lettered courts will be dedicated to the City for
public roadway purposes. The remaining roadways on site will be privately owned and
maintained by the respective homeowner associations.
Improvements that will be provided with the implementation of this tentative tract map
through the conditions of approval address flood control, street improvements, utilities,
schools, phasing, noise mitigation and the development agreement. Flood control
measures require grading of building sites and improvements to Tassajara Creek to meet
established standards and to keep this site from flooding. Street improvements and right of
way dedications are shown in detail on the Vesting Tentative Map and Site Plan included
as pages 3 and 6 through 8A of applicant's submittal package (Attachment 3). .
Requirements of the affected utilities and special districts have been incorporated into the
Conditions of Approval as part of the "will serve" commitments.
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The primary access to the project will be from: Central Parkway (intersecting with a
secondary access point to the Emerald Glen Community Park) and Park Drive through the
tovmbome portion of the project. Single-family homes will back onto Dublin Boulevard
and will side on Central Parkway.
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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 (Attaclunent 3).
The project site has been designed to provide three separate areas, each for a particular type
of development. One Hundred single-family detached homes with a minimum lot size of
approximately 4,000 square feet are proposed on 4.2 acres located at the northwesterly
comer of the site. There are 43 patio homes with reciprocal side yard easements on lots of
approximately 3,000 square feet located at the southwest comer of the site. One Hundred
Fifty- Two townhomes are proposed on the easterly 6.2 acres of the site with Park Drive
forming the area for townhouse development's entire eastern border. The townhouse
development also abuts both Central Parkway on the north and Dublin Boulevard on the
south. A pool and spa facility is included on a separate lettered lot for the to\vnbome
residents. This facility will be privately owned and maintained by the townhome
association. A private tot-lot with play equipment is included for use and maintenance of
the reciprocal side-yard patio homeowners.
A tabular description of the proposed residential products is provided below.
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Toll Brothers
Emerald Glen #4
Detached
Reciprocal Side-Yard
(patio Homes)
Attached
4,000 S.F. minimum
2,035-2,840 S.F.
100
3,000 S.F. minimum
Townhomes
1,624-1,975 S.F.
1,305-1,828 S.F.
43
152
ANALYSIS:
Planned Development Rezone
This application proposes to rezone 28.9 gross acres, from the zoning district category of Planned
Development (PD) Medium Density Residential to Planned Development (PD) Residential; to be
developed with at 295 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.
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In accordance with the Zoning Ordinance, the Stage 2 Development Plan shows the location and
arrangement of all proposed uses, specifies the circulation system, defines parcels, establishes the
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development standards, specifies the infrastructure requirements and their sequencing, reflects the
applicable mitigation measures of the EIR, and includes master neighborhood landscape plans. PlanJ)ed
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 the Development Plan, General Provisions .
and Specific Development Standards, which will regulate development of the Toll Brothers Subdivision.
These standards are summarized in Attachment 1 attached hereto.
The Tentative Map and Site Development Review addressed a number of issues and criteria, which are
integral to the Planned Development Rezone.
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 April 1999. 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 Toll Brothers 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 ofthe Eastern Dublin Specific Plan.
RECOMMENDATION
Staff recommends that the City Council conduct a Public Hearing, deliberate, waive the first reading and
introduce the Ordinance and continue the Public Hearing to April 6, 1999 for PA 98-063, Toll Brothers
Emerald Glen #4.
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ORDINANCE NO. - 99
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AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY LOCATED EAST OF
TASSAJARA CREEK, SOUTH OF CENTRAL P ARKW A Y, NORTH OF DUBLIN BOULEVARD
AND WEST OF PARK DRIVE (APN: 986-0001-001-10 PORTION)
TO A PLANNED DEVELOPMENT ZONING DISTRICT AND
ADOPTING A DEVELOPMENT PLAN FOR
THE TOLL BROTHERS, EMERALD GLEN #4 (P A 98-063)
WHEREAS, Toll Brothers of San Ramon, 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 of
295 single family detached and attached homes on approximately 28.9 acres, (APN 986-00001-001-10
portion) in the Eastern Dublin Specific Plan area; and
'VHEREAS, Applicant/Developer has submitted a complete application for a Planned
Development Rezone, including a Development Plan as required by Section 8.32 of the Zoning
Ordinance, which meets the requirements of said section, and is available and on file in the Planning
Department; and
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'VHEREAS, the site will be rezoned from the Planned Prezoning Category to Planned
Development Zoning District as depicted in the Development Plan; and
WHEREAS, a Development Agreement will be required prior to approval of a Final 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), the proposed
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 "ErR"), and that no additional
significant impacts are expected and no new mitigation measures are needed for site-specific
environmental effects; and
WHEREAS, the Planning Commission held a public hearing on said applications on February 9,
1999, and did adopt a Resolution recommending that the City Council approve the Planned Development
Rezoning and the Development Plan for P A 98-063; and
WHEREAS, a properly noticed public hearing was held by the City Council on March 2, 1999
and March 16, 1999; and
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WHEREAS, the Staff Report was submitted recommending that the City Council approve the
application; and
ATTACHMENT 1
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WHEREAS, pursuant to section 8.32.070 and 8.120.050 of the Dublin Municipal Code, the City
Council makes the following findings: .
1. The proposed Planned Development Zoning District meets the intent and purpose of
Chapter 8.32 of the Zoning Ordinance because it provides a comprehensive Development Plan which will
create a desirable use of land and an environment that will be sensitive to surrounding land uses by virtue
of the layout and design of the architecture and site plan. The residential project is within the allowflble
density range for a Medium Density Residential use on this site, consistent with both the City of Dublin
General Plan and Eastern Dublin Specific Plan.
2. Development under the Development Plan will be harmonious and compatible with
existing and future development in the surrounding area because the site plan has been designed to be
compatible with the proposed and approved plans for the neighborhood, including the adjacent Tassajara
Creek open space area and regional trail, future park uses to the north, existing residential uses across
Tassajara Creek to the west (K&B) and future commercial uses east and south of the site. Adequate
setbacks and complementary architectural designs and landscaping proposed in the Development Plan
have been specially designed to enhance and fit into the new neighborhood.
3. The project site is physically suitable for a project in that it is flat, has adequate access and
is of a sufficient size to accommodate residential uses as well as open space for the community.
Additionally, the Development Plan provides for development at a density consistent with the General
Plan and Eastern Dublin Specific Plan Land Use Designation for this site.
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4. The proposed project will not adversely affect the health or safety of persons residing or
working in the vicinity, or be detrimental to the public health, safety or welfare because the Development
Plan has been designed in accordance with the City of Dublin General Plan, Eastern Dublin Specific Plan
and Program EIR and Addenda.
WHEREAS, no final map shall be recorded for the Property until a development agreement is
recorded in accordance with the Eastern Dublin Specific Plan;
WHEREAS, the City Council did hear and use its independent judgment and consider all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, the City Council of the City of Dublin 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 rezone the following property ("the Property") to a Planned Development Zoning
District:
Approximately 28.9 acres generally located along the east side of Tassajara Creek,
northerly of Dublin Boulevard, westerly of Park Drive, and southerly of Central Parkway .
in the Eastern Dublin Specific Planning Area, more specifically described as Assessor's
Parcel Number 986-0001-001-10 portion.
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A map of the Property is outlined below:
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VESTING TENT A TIVE MAP
TRACT 7084
CITY OF DUBLIN, ALAMEDA COUNTY, CALIFORNIA
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SECTION 2.
The regulations ofthe use, development, improvement, and maintenance of the Property are set
forth in the Development Plan (Exhibit A attached) which is hereby approved. Any amendments to the
Development Plan shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its
successors.
SECTION 3.
Except as provided in the Development Plan for P A 98-063, the use, development, improvement
and maintenance of the Property shall be governed by the provisions of the Dublin Zoning Ordinance.
SECTION 4.
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.
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PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin this 16th day .
of March, 1999, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Mayor
ATTEST:
City Clerk
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planninglpa98-063/0rd march 16 cc.doc
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DEVELOPMENT PLAN
GENERAL PROVISIONS AND DEVELOPMENT STANDARDS
PLANNED DEVELOPMENT REZONE
PA 98-063, TOLL BROTHERS
EMERALD GLEN # 4
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance for the Toll Brothers Emerald Glen #4 subdivision, P A 98-063
located East of Tassajara Creek, South of Central Parkway, North of Dublin
Boulevard, and West of Park Drive (APN 986-0001-001-10 portion). This
Development Plan meets all of the requirements for Stage 1 and Stage 2
review of the project.
This Development Plan includes Tentative Tract Map 7084"and Site Development
Review plans, other plans, exhibits, and written statements contained in the
document dated January 8, 1999, labeled Attachment 3, 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.
A. General Provisions
I. Intent: This PD District rezone is to establish, provide for and regulate the development
of the Toll Brothers, Emerald Glen #4 Subdivision. Development shall be generally
consistent with the Land Use and Development Plan.
2. Zoning: PD Residential - (General Plan Land Use Designation: Medium Density
Residential)
3. Permitted Uses: The following principal uses are permitted by the PD Residential
District:
Residential development limited to:
a. Single Family Detached Houses
b. Patio homes with reciprocal side yard easements
c. Single Family Townhouses
d. 295 Residential Units
4. Prohibited Uses: The following uses are prohibited in this PD Residential District:
EXHIBIT A
b 0' /2
a. Field Crops
b. Orchards
c. Plant Nurseries
d. Greenhouses used only for cultivation of plant materials for sale
e. Hospital
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5. Conditional Uses: All conditional uses in the R-I District are conditional uses in the PD
Residential I?istrict with the exception of prohibited uses listed above.
6. Dublin Zoning Ordinance: Applicable requirements except as specifically modified by
the provisions of this PD District Rezone, all applicable general requirements and
procedures ofthe Dublin Zoning Ordinance R-l District shall be applied to the area
designated in this PD District Rezone.
7. Site Plan & Architecture: See attached site and elevation plans contained in
Attachment 3, Development Plan. This Development Plan applies to the 28.9-acres
shown on this plan. Any modifications to the project shall be substantially consistent
with these plans and of equal or superior materials and design quality.
8. Density: The density of the proposed development for the 28.9 acres is 10.2 dwelling
units per acre, as shown on the Stage 2 Site Plan.
9. Phasing Plan: Refer to attached phasing plans included in Attachment 3, Development .
Plan.
10. Landscaping Plan: Refer to attached landscaping plans included in Attachment 3,
Development Plan.
B. Development Standards
Development Standards within this PD Residential are as follows:
1. Sin2"Ie Familv Detached
Lot Dimensions (minimum):
size: 3,956 square feet
width: 50 feet
depth: 78.2 feet
Front Yard Setbacks: Front yard setbacks should vary for detached residences to create
visual interest along through streets.
a. Front-Entry Garages
b. Front Living Space
18' min. from property line
10" min. from property line
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Note: Sectional garage doors with automation openers are required for all residences
with driveways less than 20 feet.
Side Yard Setbacks:
a. Standard
b. Corner Lots
c. Adjacent to
Central Parkway
5 feet minimum
10 feet minimum
5 feet minimum
Note: A minimum 3' clear area must be maintained in all side-yards to facilitate
movement between the front and rear of the home. Encroachments such as eaves,
fireplaces, bay windows, etc. are permitted so long as the 3' minimum circulation space is
maintained. Air conditioning equipment must be located in the rear yards. A minimum
10' shall be maintained between all buildings.
Rear Yard Setback: Rear yard setbacks are important for establishing privacy and
separation between residences, as well as for providing for usable recreation space.
10' minimum
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Note: Eaves, fireplaces, niches, bay windows, cantilevered second floor area, porches,
balconies and decks, etc. may project 2' into the required rear yard.
Residential Massing and Maximum Building Height: Single story elements are
encouraged at corner lots throughout the project to break-up 2-story massing. Maximum
building height shall be 35 feet (2-stories)
Parking/Garages: Consideration shall be given to the placement, orientation and
treatment of the garages and the garage doors. Two covered spaces within an enclosed
garage are required. The minimum clear interior dimension of the garage space is 19' by
19.' Two potential spaces are provided in the driveway in front of the garage door on the
driveways based on the required garage setback above.
2. Patio Homes With Reciorocal Sidevard Easements
Lot Dimensions (minimum):
size: 2,961 square feet
width: 47 feet
depth: 63 feet
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Front Yard Setbacks: Front yard setbacks should vary for detached residences to create
visual interest along through streets.
a. Front-Entry Garages
18' min. from property line
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b. Front Living Space
10" min. from property line
Note: Sectional garage doors with automation openers are required for all residences .
with driveways less than 20 feet.
Setbacks for Lot 126 shall be as indicated on the approved Site Plan due to the
configuration of this lot.
Side Yard Setbacks:
a. Standard
b. Comer Lots
c. Reciprocal Side- Yard
5 feet minimum
10 feet minimum
o feet
This residential product shall incorporate reciprocal side-yard easements. Although a
minimum 10 feet between buildings is required, the side-yard fencing extending from the
residential structure to the rear property line shall be located to allow the adjacent
neighbor to "borrow" 5 feet from the lot next door, thereby creating a usable 10' side yard
on the active side of the home. See graphic exhibit below:
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Note: A minimum 3' clear area must be maintained in all active side-yards to facilitate
movement between the front and rear of the home. The passive side of the home becomes
the "borrowed" active area of the adjacent lot. Encroachments such as eaves, fireplaces,
bay windows, etc. are permitted so long as the 3' minimum circulation space is
maintained. A minimum 10' shall be maintained between all buildings.
Rear Yard Setback: Rear yard setbacks are important for establishing privacy and
separation between residences, as well as for providing for usable recreation space.
10' minimum
Note: Eaves, fireplaces, niches, bay windows, cantilevered second floor area, porches,
balconies and decks, etc. may project 2' into the required rear yard.
Residential Massing and Maximum Building Height: Single story elements are
encouraged at comer lots throughout the project to break-up 2-story massing. Maximum
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building height shall be 35 feet (2-stories)
Parking/Garages: Consideration shall be given to the placement, orientation and
treatment of the garages and the garage doors. Two covered spaces within an enclosed
garage are required. The minimum clear interior dimension of the garage space is 19' by
19.' Two potential spaces are provided in the driveway in front of the garage door on the
driveways based on the required garage setback above.
3.
Sinl!le Familv Townhouses
This portion of the project consists of single family attached townhouse units located in 5,
6 or 7 unit buildings. There are twenty-four parcels, each with one building. A recreation
complex is located on its own parcel; Parcel C.
Building Setbacks:
a. Public Street
b. Private Street
10 feet minimum from right of way line
10 feet minimum from curb face to living
space
30 minimum
c. Between Garage Faces
Note: Sectional garage doors with automatic openers are required for all residences.
Note: Architectural projections such as eaves, balconies, wing walls, fireplaces, bay
windows, etc. may project up to 2' into any required setback area. Air conditioning units
shall be screened from view and shall be placed so as to minimize any noise intrusion
into any adjacent residential unit.
Residential Massing and Maximum Building Height: Variations in building elements,
elevation stepping and roof heights are encouraged to break the visual linearity and
potential consistent height of the large structures. Three story elements should be stepped
back and nested only at interior building comers to limit massing. The maximum
building height shall be 37 feet.
Parking/Garages: Garage access shall be from interior private driveways. Two enclosed
parking spaces shall be provided for each residential unit. Enclosed tandem parking shall
be allowed providing that the size of the parking area meets the minimum size
requirements of the City of Dublin Zoning Code. Conventional garage parking shall
measure a minimum of 19 by 19 feet. Guest parking shall be provided in close proximity
to the residential units that they are intended to serve.
Trash Receptacles/Enclosures: Each residential unit shall have enclosed storage space
for trash cans and recyclable containers. This space shall be within each respective unit's
garage and may not encroach into the required parking space of 19 by 19 feet in
conventional garage configuration and 9 'is by 38 feet for tandem spaces. Enclosures for
trash and recyclable items not contained within the garage area, shall be subject to review
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by the Planning Department. CC & R's shall prohibit unenclosed exterior storage of
trash and recyclable materials.
4. General Provisions
The project applicant/developer shall enter into a Development Agreement with the City
of Dublin prior to Final Map approval, which shall contain, but not be limited to,
provisions for financing and timing of on and off-site infrastructure, payment of traffic,
noise and public facilities impact fees, affordable housing, ownership and maintenance of
creek and open space areas, and other provisions deemed necessary by the City to find the
project consistent with the Eastern Dublin Specific Plan.
As part of Final Map approval, the dedication for ownership of open space, parkways and
other landscaped areas shall be designated. No credit for these areas and improvements
shall be given towards parkland dedication requirements. All facilities and landscaping
within the open space and common areas shall be subject to approval of the Community
Development Director.
The developer shall be required to pay all applicable fees, including a Public Facility Fee
in the amounts and at the times set forth in City of Dublin Resolution No. 32-96, adopted
by the City Council on Marcy 26, 1996, or in the amounts and at the times set forth in
any resolution revising the amount of the Public Facilities Fee.
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RESOLUTION NO. 99-05
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE AND ESTABLISH
FINDINGS, GENERAL PROVISIONS AND DEVELOPMENT STANDARDS AND
CONDITIONS OF APPROVAL FOR A PD, PLANNED DEVELOPMENT REZ01\r:E
FOR P A 98-063, TOLL BROTHERS - EMERALD GLEN #4
WHEREAS, Toll Brothers of San Ramon, 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 of
143 single family detached homes and 152 townhomes on approximately 28.94 net acres, (portion of
APN 986-0001-001pI0) in the Eastern Dublin Specific Plan area; and
WHEREAS, ApplicantlDeveloper has submitted a Stage 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
MaplParcel 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:
A TT ACHMENT 2
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I. 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 Medium Density
Residential and would result in development within the density allowed 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 perm its 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, wiII 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 P A 98-063, Toll Brothers,
subject to the attached "General Provisions and Development Standards" (Attachment I) which constitute
regulations for the use, improvement, and maintenance of the 28.94 acre parcel (portion of986-0001-001-
10). Except as specifically included in Attachment 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.
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BE IT FURTHER RESOL YED THAT the Dublin Planning Commission does hereby
condition this Planned Development Rezone on substantial confonnance 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 detennine c,?nfonnance or non-
confonnance and the appropriate approval procedure for modifying this Planned Development
Rezone (e.g., administrative, conditional use pennit, or revised Planned Development Rezone).
b. Major modifications or revisions found not to be in substantial confonnance 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 THA. T 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 9th day of February, 1999.
AYES:
l'OES:
ABSENT:
Cm. Jennings, Johnson, Hughes, Musser, and Oravetz
1Jt
ATT7cib k, ~
Community Development Director
g:pa98-063/pcpdreso
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PLANNED UNIT DEVELOPMENT
Emerald Glen #4
Dublin, California
for Toll Brothers, Inc.
January, 1999
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ATTACHMENT 3
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,
EMERALD GLEN #4
PLANNED UNIT DEVELOPMENT
JANUARY, 1999
TABLE OF CONTENTS
OWNER:
ALAMEDA COUNTY SURPLUS PROPERTY AUTHORITY
399 ELMHURST STREET
HAYWARD, CA 94544
CONTACT: PAT CASHMAN
(510) 670-5400
· VICINITY MAP. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1
· AERIAL PHOTO. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2
· SITE PLAN. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... . .. 3
. PARKING PLAN. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 4
APPLICANT:
TOLL BROTHERS, INC.
150 I BOLLINGER CANYON ROAD, SUITE "D"
SAN RAMON, CA 94583
CONTACT: JON PAYNTER
(925) 855-0260
· OPEN SPACE OWNERSHIP & MAINTENANCE.................... 5
RESPONSIBILITIES EXHIBIT
· TENTATIVE MAP ........................................... 6-8A
COVER SHEET
GRADING & UTILITY PLANS
GRADING & UTILITY PLANS/DET AILS
SITE PLAN
PLANNERS &CIVIL ENGINEERS:
RUGGERI - JENSEN- AZAR & ASSOCIATES
6601 OWNS DRIVE, SUITE 155
PLEASANTON, CA 94588
(925) 227-9100
. ARCHITECTURE ........................................... 9-45
(FLOOR PLANS, ROOF PLANS & ELEVATIONS)
SINGLE FAMILY (3,956 SF MIN.) .............................. 9-21
PLAN I
PLAN 2
PLAN 3
PLAN 4
LANDSCAPE ARCHITECT
ISAACSON, WOOD & ASSOCIATES
1961 THE ALAMEDA
SAN JOSE, CA 95126
(408) 249-6152
ARCHITECTS:
HUNT, HALE & ASSOCIATES
475 SANSOME STREET, SUITE 1820
SAN FRANCISCO, CA 94111
(415) 512-1300
PATIO HOMES .............................................. 22-29.
PLAN 1
PLAN 2
PLAN 3
LSA ARCHITECTURE, INC.
180 I EAST EDINGER AVE, SUITE 225
SANTA ANA, CA 92705
(714) 667-8247
TOWNHOMES .............................................. 30-45
6-PLEX FLOOR PLANS & ELEVATIONS
lO-PLEX FLOOR PLANS
12-PLEX FLOOR PLANS, ROOF PLANS & ELEVATIONS
14-PLEX FLOOR PLANS
7-PLEX SEE 14-PLEX PLANS
13-PLEX SEE 12/I4-PLEX PLANS
BASSENIAN LAGON! ARCHITECTS
2031 ORCHARD DRIVE, SUITE 100
NEWPORT BEACH, CA 92660
(949) 553-0548
. LANDSCAPE ARCHITECTURE ................................. 46
MASTER NEIGHBORHOOD LANDSCAPE PLAN / PRELIMINARY
LANDSCAPE PLAN
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PROJECT SITE
TRACT 7084
DUBLIN, CALIFORNIA
JOB NO.: 981113
SCALE: NOT TO SCALE
DATE: OCTOBER 23. 1998
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PROP08ED
OE8CRIPTION
JRACT 8CUf<<l,WY
lOTlJIE
RICH' (T .. Y
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....1CH IN
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CASDlEHT I.JNC
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SANITARy SFIICf
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MCCTIOH OF now
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STANDARD OTY or Dt1BUN
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F1RC H't'DRANT
BlOW OFF (SO)
SANITARY SCfIIER OLAN OUT (SSCO) Co
s.wTARY SCrtCR LAIl'RAL (SSl..Al)
*-4rDl LArDlAL wrn UCTtR (WL41)
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PI. PROPOtTY LJNC
PRe POlNT OF IIf"KItSE" CI.W\o'C
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PSDC FRrVAJ[ SFtWII DRAJH EASDlCHT
PSC PUBUC SCRM'CE CA$CJ1D11
P\oC PQ. Y\Wl't 0I.Qt'f.lD(" PIPe
PIA POINT OF It:RlJCAL INTlRSCCTION
RCP RONFORCCD CONalClC PFE
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VESTING
TRACT 7084
DUBLIN, ALAMEDA COUNTY,
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TENT A TIVE
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CALIFORNIA
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SITE INDEX MAP
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VICINITY MAP
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SHEET INDEX
1. COlIER SHEET
2. GRADING" unLlTY PLAN
3. GRADING" unLlTY PLAN AND SECnONS
4. SITE PLAN
GENERAL NOTES
,. ~ ALMfll.4 aulTY SUftUS 1fI(pfJfTr Ml1HO/lITr
m llAHIIST SJIIiaT
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CONTACT: SMW MUCI:6SI' (m) lJJ-J2fl
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Hunt,
Hale &
Associates
475 Sansome Street. Suite 1820
San Francisco. CA 94111
Phone: (415) 512-1300
Fax: (415) 288-0288
TOlL BRmHERS
A3
ROOF PlANS
SCAm 118". f-<r
lO~ DESIGN REVIEW ~: H.'\t>
EMERALD GLEN 4
DUBIlN, CAllFORNIA
I
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11
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ELEVATION A
ROOF:
WALLS:
DETAILS:
FLAT TILE
srucco
BRICK VENEER
INSULATED V1H"1l- WINDOW
PAINTED srucco TIUM
MASONRY KEYSTONE
WOOD SIIUTIEll-
PAINTED.1'11\- SECT. ROu.-ur
GARAGE DOOR
DECORATIVE GABLE VENT
~.~~"-
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RIGHT ELEVATION A
Hunt,
Hale &
Associates
475 Sansome Street, Suite 1820
San Francisco. CA 94111
Phone: (41~) 512-1300
Fax: (415) 288-0288
ELEVATION B
ROOF:
'WALLS:
DETAILS:
FLAT TILE
srucco
MASONRY VENEER
INSULATED 'IlN"1\. WINDOW
PAINTED srucco TIUM
PAINTED I"ffi.. SECT. ROLL:-ur
GARAGE DOOR
. DECORATIVE GABLE VENT
ELEVATION C
ROOF: FLAT TILE
WALLS: srucco
DETAILS:
INSULATED V1/oHL. WINDOW
PAINTED srucco TIUM
WOOD SHUTTER
PAINTED'Mfl-. SECT. ROU.~lJP:
GARAOE DOOR
DECORATIVE GABLE VENT
....
"
REAR ELEVATION A
LEFT ELEVATION A
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EMERALD GLEN
4
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A4
PlAN 1 - ELEVATIONS
SCAI1!: 1/8'. r..()"
lOn2I98 DFSIGN REVIEW ~"
,.'t.'fl
-. ,. ..,..~
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REARELEVATION C
LEFT ELEVATION C
_2;;Z "'-(r
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Hunt,
Hale &
Associates
475 San some Street. Suite 1820
San Francisco, CA 94111
Phone: (415) 512-1300
Fax: (415) 288-0288
TOLL BROTHERS
EMERALD GLEN 4
DUBLIN. CALIFORNIA
A4.1
PIAN 1 - ELEVATIONS
SCAlE L1!'. f-(J'
1~ DFSlGN REVIEW yev: I'" 'l'I
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I'
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ELEVATION A
'-
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FLAT TILE
srucco
BRICK VENEER
INSULATED V'H"fL. WINDOW
PAINTED srucco TRIM
MASONRY KEYSTONE
WOOD SffiTTIER.
PAINTED HT!- - SECT. ROLL'uP
GARAGE DOOR .
DECORATIVE GABLE VENT
-T;J'N<.e.
l-lN~
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~"T>>p.E'l1.lf'ol{
......t><;f0f'~'1"
RIGHTELEVATION A
Hunt,
Hale &
Associates
475 Sansome Street, Suite 1820
San Francisco, CA 94111
Phone: (415) 512-1300
Fax: (415) 288-0288
ELEVATION B
ROOF:
WALLS:
DETAILS:
FLAT TILE
srucco
MASONRY VENEER
INSULATED V'N'1'I- WINDOW
PAINTED srucco TIUM
srucco KEYSTONE
PAINTED HTI.. SECT. ROLL-UP.
GARAGE DOOR
DECORATIVE GABLE VENT .
:2.",,"~11'l""
. He:>'.lN1e> m
feMt..e
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REARELEVATION A
TOll BR01HERS
EMERALD GLEN
4
DUBLIN, CAUFORNIA
ELEVATION C
ROOF:
WALLS:
DETAILS:
"S"TILE
srucco
INSULATEDV't/Yl.- WINDOW
P AJmEl) srucco TIUM
".>T\JG.t.e KEYSTONE
WOOD SHU1TER
pAINTED t'fTl... SECT. ROLkUf.'
GARAGE DOOR
PAINTED FIBERGlASS COLUMN
BY FOCAL POINT OR EQ
LEFT ELEVATION A
#J1\JUO I-l"'''' w.u..
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PlAN 2 - ELEVATIONS
SCAI1!: 1/8'. r..()"
10122198 DESIGN REVIEW ~. ,.,."
11
11
11
11
11
11
11
Il
11
11
11
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11
11
111
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RIGHT ELEVATION C
REARELEVATION C
:~...,.
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Hunt,
Hale &
Associates
475 Sansome Street, Suite 1820
San Francisco, CA 9411 i
Phone: (415) 512-1300
Fax: (415) 288-0288
TOLL BROTHERS
EMERALD GLEN 4
AS.1
PlAN 2 - ELEVATIONS
SCAm 1/8'. f-<r
ton:2JlJI DESIGN REVIEW rev: 11"
DUBLIN. CAllFORNIA
I;
11
'11
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ELEVATION A~
'" G.oIf- ~"" 9'TION
.ROOF:
WALLS:
DETAILS:
FLAT TILE
S11JCCO
BRICK VENEER"
INSULATED 'v1/oM- WINDOW
PAINTED STUCCO TIUM
MASONRY KEYSTONE
WOOD SHIJTTER
PAINTED' Mll-. . SECT. ROLL
GARAGE DOOR
r:.-
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ANO"'JOl'~tt'1'
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J..u,to..TIe>N
RIGHT ELEVATION A?;
Hunt,
Hale &
Associates
475 Saneome Streel. Suile 1820
San Francisco. CA 94111
Phone: (41~) 512-1300
Fax: (41~) 288-0288
ELEV ATIONB 3
'l> <:AI'- G,}..~IO ortlON
.ROOF:
WALLS:
DETAILS:
FLAT TILE
srucco
MASONRY VENEER
INSULATEDVI>-I1I- WINDOW
PAINTED srucco TIUM
srucco KEYSTONE
WOOD SIIUJ'lFR
. PAINTED'NT~. SECT. ROLL-UP.
GARAGE DOOR
'L.~ 'Jfl'""
W"HO'--~
~~
:1..1""""",
TI'IN
~
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REAR ELEVATION A?
TOlL BR<YIHERS
EMERALD. GLEN
4
DUBIlN, CAllFORNIA
ELEVATION C 3
'l> ""'f- ""....f'-...."'I< "'rT ION
ROOF:
WALLS:
DETAILS:
"S"TILE
SlUCCO
INSULATED V1N"1\- WINDOW
PAINTED STUCCO TIUM
","T\J'-'<). KEYSTONE
WOOD sHUTTER
PAINTED t111- SECT. ROLL-UP
QARAOEDOOR
PAINTED FIBERGLASS COLUMN
BY FOCAL POINT OR IlQ
LEFT ELEVATION A'?
~\.ll""~
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2~.
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6'...0"
AS.2
PlAN 2 - ELEVATIONS
SCAIE: 1/8'. r-o-
10l22J98 DESIGN REVIEW y.r,v: I'~ '1'1
11
11
11
11
11
IJ
II
IJ
II
11
1.1
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1.1
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ELEVATION A
ROOF:
WALLS:
DETAILS:
FLAT TILE
SlUCCO
BRICK VENEER
INSULATED WINDOW
PAINTED srucco TRIM
'?TUG<-<> KEYSTONE
WOOD SHUTIER.
PAINTED'Mn. SECT. ROll.-ur
OARAGE DOOR
'1.0'1 o%lUO
TI'IM'IO-
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--
......... T'1f
'1.10~
TI'lt-1
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LEFT ELEVATION A
ELEVATION B
ROOF:
WALLS:
DETAILS:
FLAT TILE
srucco
MASONRY VENEER
INSULATED 'AH11- WINDOW
PAINTED srucco TIUM
srucco KEYSTONE
WPOD SHUTTER
PAINTED .t-m-... SECT. ROll.-UP
GARAGE DOOR
ELEVATION C
ROOF: . S . TILE
WALLS: srucco
DEl AILS:
INSULATEDVIIo/'j\..' WINDOW
PAINTED srucco TRIM
"'W,",-O KEYSTONE
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BY FOCAL POINT OR EQ
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RIElHT' ELEVATION A
~; ~'-O'
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TOll BR01HERS
Hunt,
Hale &
Associates
475 Sansome Street, Suite 1820
San Francisco, CA 94111
Phone: (415) 512-1300
Fax: (415) 288-0288
EMERALD GLEN
4
A6
PlAN 3 - ELEVATIONS
SC\I.E 1/8'. f-<r
10122198 DESIGN REVIEW f(eV: 1-4 ",
DVBIJN, CALJR)RNIA
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REARELEVATION B
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Hunt,
Hale &
Associates
475 Sansome Street. Suite 1820
San Francisco, CA 94111
Phone: (41~) 512-1300
Fax: (415) 288-0288
TOLL BROTHERS
EMERALD GLEN 4
DUBLIN. CAUFORNJA
A6.1
PlAN 3 - ELEVATIONS
SCAI1!: 1/8'. ,N'
10122198 DESIGN REVIEW ~f'N' If'"
.11
11
Il
11
11
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ELEVATION A?
"? CAr- 6V'-~e: onioN
ROOF: FLAT TILE
WALLS: srucco .
DETAILS: BRICK VENEER
INSULATED "'f.I1l- WINDOW
PAINTED srucco TIUM
~ KEYSTONE
WOOD SHlJT1l!R.
PAINTED' NIl- SECT. ROU.'UP
OARAGEDOOR
-.- - -B~-ODD
RIGHT ELEVATION A?J
Hunt, .
Hale &
Associates
475 Sansome Street. Suite 1820
San Francisco, CA 94111
Phone: (415) 512-1300
Fax: (415) 288-0288
ELEVATION B3
'3 CAr- ~""'~l" CfTION
ROOF: FLAT TILE
WALLS: SlVCCO
DETAILS: MASONRY VENEER
INSULATED "'N'I\- WINDOW
PAINTED srucco TIUM
srucco KEYSTONE
WOOD SIIUTIE1l
PAIN1l!D t-m- SECT. ROLL-UP.
OARAGEDOOR
- ~
-! [-
I.~
REARELEVATION A?
TOlL BR01HF..RS
EMERALD GLEN
4
DUBUN. CALIR>RNIA
ELEVATION C3
~ '-"'F- 6!"~ oFflON
ROOF: . S . TILE
WALLS: srucco
DETAILS:
INSULATED......N'1l- WINDOW
PAIN1l!D srucco llUM
~"-O. KEYSTONE
. PA!NTEO:r-m. SECT.ROU.~Uf'
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BY FOCAL POINT OREQ.
.. ~!~T'ff' .
~."'IJu.o
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LEFT ELEVATION A?
_'1;3; ".-C"
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A6.2
PlAN 3 - ELEVATIONS
SCAI.E: 111l". f-<r
10122198 DESIGN REVIEW - rev. 1'+1"1
11
11
11
11
11
11
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ELEV A nON A
ROOF: FLAT TILE
WALLS: srucco
DETAILS: BRICK VENEER
INSULATED \lll-<<L. WINDOW
PAINTED srucco TIUM
MASONRY KEYSTONE
WOOD SHUTTER.
PAINTED MTI- SECT. ROLIrUf'.
GARAOEDOOR
DECORATIVE GABLE VENT
RIGHT ELEVATION A
Hunt,
Hale &
Associates
475 Sansome Street. Suite 1820
San Francisco, CA 94111
Phone: (415) 512-1300
Fax: (415) 288-0288
ELEV AnON B
ROOF:
WALLS:
DETAILS:
FLAT TILE
srucco
MASONRY VENEER
INSULATED V1Hi1--WINDOW
PAINTED srucco TRIM
PAINTED Htt- SECT. ROLIrUP.
OARAOEDOOR
-I [-
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"
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~
REAR ELEVATION A
TOlL BR01lIERS
EMERALD GLEN
4
DUBUN, CALIFORNIA
ELEV AnON C
ROOP:
WiULS:
DETAILS:
"S"TILE
SlUr.co
lNSULATEDVI>f'f\- WINDOW
PAINTED srucco TIUM
-:,'llJU.O . KEYSTONE
WOOD SHUTTER '
PAINTED.HT\.... SECT. ROWUP
GARAGE DOOR
u ~CORBLE
PAINTED FIBERGLASS COLUMN
BY FOCAL POINT OR EQ
mm
~c:eL
-----IIl-
OJcr:J
.,..:
LEFT ELEVATION A
~. &....0.
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A7
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SC'AI.E 1/8'. f-<r
10122198 DESIGN REVIEW ~~~r "F'"
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Hunt,
Hale &
Associates
475 Sansome Street, Suite 1820
San Francisco. CA 94111
Phone: (415) 512-1300
Fax: (415) 288-0288
TOLL BROTHERS
EMERALD GLEN 4
A7.1
PlAN 4 - ELEVATIONS
SCAlE 1/8'. f-o-
lOI22I98 DmIGN REVIEW l'E" 1A'1
DUBllN. CALIFORNIA
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DUBLIN, CALIFORNIA
TOLL BROTHERS, INC.
J.1J/lJ1't1J ~~..2.<;?!;::..~2,?D & ASSOC(~~
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flowering accent tree...
AU. lANDSCAPED AREAS TO BE IRRIGATED WITH A fULLY AUTOMATED IRRIGATIDN SYSTEM
sidewalk
MASTER NEIGHBORHOOD LANDSCAPE PLAN
PRELIMINARY LANDSCAPE PLAN
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~ emer~ency vehicle access
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Diililifj 130ulevard - Streelscape
Desl n Guidelines
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separated sidewalk
lawn
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typical street tree
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tot-lot with play apparatus
flowering shrubs and
ground cover
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N3
o 40
IWA JOB #98056
10,23.98
REVISED: 01.06.99