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HomeMy WebLinkAboutItem 4.04 School of Imagine PD RezoneC~~~ O~ DU~~G 19`~;~%z STAFF REPORT CITY C L E R K ~~ ~ ~ DUBLIN CITY COUNCIL File # ^^~f®©-^3~ O`IGIFOR~~~ DATE: April 20, 2010 TO: Honorable Mayor and City Councilmembers FROM: Joni Pattillo, City Manager SUBJE PA 10-004: School of Imagination, Planned Development Rezone with a related Stage 2 Development Plan. ~~ ~~~ Report Prepared By: Martha Aja, nvironmental Specialist and Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The School of Imagination project site is located within the Schaefer Ranch development. The proposed project includes a Planned Development Rezone with a related Stage 2 Development Plan to allow for the construction of a 12,065 square-foot building with playground and related improvements on the project site. The City Council will hold a second reading to consider adopting the proposed Planned Development Rezone. FINANCIAL IMPACT: No financial impact. RECOMMENDATION: Staff recommends that the City Council waive the reading and adopt an Ordinance approving a PD Planned Development Rezone and a related Stage 2 Development Plan for the School of Imagination located at the corner of Dublin Boulevard and Schaefer Ranch Road. ubmitted By Community Development Director Copies to: Applicant File evie y Assistant City Manager Page 1 of 3 ITEM NO. 4~y ~~ DESCRIPTION: Background: The School of Imagination project site is located at the southeast corner of Dublin Boulevard and Schaefer Ranch Road and it is within the Schaefer Ranch development (refer to the vicinity map below). The Schaefer Ranch development is located within a portion of the Western Extended Planning Area. The Schaefer Ranch project area includes approximately 500 acres located at the westerly boundary of the City limits, north of Interstate 580 and south of unincorporated Alameda County. The 0.56-acre project site is identified as Parcel J of Subdivision Map 6765. Vicinity Map ~. ~,.' ~ `~ .. > ~~~: The Applicant, Discovery Builders, is requesting approval of a Planned Development Rezone with a related Stage 2 Development Plan to allow the construction of a 12,065 square-foot building with playground and related improvements for the operation of apre-school (School of Imagination) on the project site. Discovery Builders will construct the facility and then lease the facility to the School of Imagination. The School of Imagination is a 501(c)(3) non-profit public benefit organization that provides services to children with auditory, speech, learning, and other unique physical needs. The proposed School of Imagination will enroll up to 72 children in the largest session (morning session) ages 18 months to 5 years and will operate Monday through Friday from 8:00 a.m. to 6:00 p.m. The facility will have no more than 9 employees (8 teachers and 1 administrator) on site at one time and will be licensed by the State of California. The facility offers several different programs to parents and operates mainly as a preschool and also includes before and after-school care. The facility will be comprised of the pre-school building which will include ten classrooms (not all of the classrooms will be utilized simultaneously), offices, staff-related rooms, restrooms, storage, a kitchen facility, and a library. The teaching occurs primarily in the classrooms. Speech therapists and occupational therapists work with the teachers in the classrooms and Page 2 of 3 take selected students out of the classroom and bring these students into the offices to work with them on certain skills one-on-one. The proposed building is patterned from the American Farmhouse style of architecture. The roof consists of composition asphalt shingles and it is a moderately pitched gable. The building will be constructed with cream stucco. Accent colors are provided which include white and tan. The front elevation, which is visible from Dublin Boulevard, includes stone columns and a trellis feature at the entrance. Architectural details on the building include decorative shutters, divided light windows and projected window ledges. The American Farmhouse character is one of many traditional styles at Schaefer Ranch and will blend in well with the overall community. On April 6, 2010, the City Council waived the reading and introduced the Ordinance approving a PD Planned Development Rezone and a related Stage 2 Development Plan for the School of Imagination. Please refer to the April 6, 2010 City Council Staff Report for a complete discussion of this Ordinance (Attachment 1). The City Council is currently requested to waive the second reading and adopt the Ordinance (Attachment 2). . ATTACHMENTS: 1. City Council Staff Report dated April 6, 2010 (without attachments). 2. Ordinance approving a PD Planned Development Rezone and a related Stage 2 Development Plan for the School of Imagination located at the corner of Dublin Boulevard and Schaefer Ranch Road (APN 941-2832-027). Page 3 of 3 ~~~ ~ ~ ~ OF Dpi r~i~ ~ a~ STAFF REPORT CITY CLERK 1`~~~%~ DUBLIN CITY COUNCIL File # ^©~~-~ O~ ~~C~~` r IFOR DATE: April 6, 2010 TO: Honorable Mayor and City Councilmembers FROM: Joni Pattillo, City Manager SUBJECT: PUBLIC HEARING: PA 10-004 School of Imagination, Planned Development Rezone with a related Stage 2 Development Plan. Report prepared by Martha Aja, Environmental Specialist and Mike Porto, Consulting Planner ~ 1 ~,cJ EXECUTIVE SUMMARY: The School of Imagination project site is located within the Schaefer Ranch development. The proposed project includes a Planned Development Rezone with a related Stage 2 Development Ptan and Site Development Review to allow for the construction of a 12,065 square-foot building with playground and related improvements on the project site. The Planning Commission approved the Site Development Review on March 9, 2010 and this approval is contingent on the City Council approval of the Planned Development Rezone. FINANCIAL IMPACT: This project poses no financial impact to the City. RECOMMENDATION: Staff recommends that the City Council: 1) Receive Staff presentation; 2) Open the Public Hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; 5) Waive the reading and introduce an Ordinance approving a PD Planned Development Rezone and a related Stage 2 Development Plan for the School of Imagination located at the corner of Dublin Boulevard and Schaefer Ranch Road ~(APN 941-2832-027). ubmitted By Commu ity Development Director Re ' d By Assistant City Manager _ COPIES TO: Applicant File Page 1 of 5 ~-~. elm {~, 4 (~. Via... /Q G:IPA#120101PLPA-2010-00004 School of ImaginafionlCity CouncillCCSR 4.6.10. doc AZ„hACHMEN,h 1 ~~ DESCRIPTION: Background The School of Imagination project site is located at the southeast corner of Dublin Boulevard and Schaefer Ranch Road and it is within the Schaefer Ranch development (refer to the vicinity map below). The Schaefer Ranch development is located within a portion of the Western Extended Planning Area. The Schaefer Ranch project area includes approximately 500 acres located at the westerly boundary of the City limits, north of Interstate 580 and south of unincorporated Alameda County. The 0.56-acre project site is identified as Parcel J of Subdivision Map 6765. Vicinity Map The Schaefer Ranch development area has gone through a series of approvals since annexation into the City in 1996. The original approval included a General Plan Amendment and Planned Development District Overlay to allow 474 single-family homes in addition to limited commercial space, Public/Semi-Public uses and open space. On August 11, 1998, the Planning Commission adopted Resolution 98-38 approving a Vesting Tentative Tract Map for 446 detached single-family homes. Subsequently, a lot reconfiguration concept was designed to accommodate 302 lots. In 2006, PA 06-031 was approved which included City Council approval of a Stage 2 Development Plan (Ordinance 11-06). Additionally, the Planning Commission adopted a Site Development Review for the four residential neighborhoods within Schaefer Ranch (Resolution 06-17). In 2008, PA 08-005 was approved which included City Council approval of an EIR Addendum, General Plan Land Use Amendment, Planned Development Rezone with a Stage 1 and Stage 2 Development Plan and a Development Agreement for the residential portion of the project located south of Dublin Boulevard (Resolution 203-08, Resolution 204-08, Ordinance 37-08 & Ordinance 38-08). In addition, the Planning Commission approved Vesting Tentative Tract Map 8000 (Resolution 08-29). The 2008 approval also established the Public/Semi-Public land use designation and the Stage 1 Development Plan for the project site. 2of5 Schaefer Ranch is currently under construction and partially occupied. The majority of ! infrastructure is in place, including the extension of Dublin Boulevard which will be used to access the project site. Current Proposal The Applicant, Discovery Builders, is requesting approval of a Planned Development Rezone with a related Stage 2 Development Plan to allow the construction of a 12,065 square-foot building with playground and related improvements for the operation of apre-school (School of Imagination) on the project site. Discovery Builders will construct the facility and then lease the facility to the School of Imagination. The School of Imagination is a 501(c)(3) non-profit public benefit organization that provides services to children with auditory, speech, learning, and other unique physical needs. The proposed School of Imagination will enroll up to 72 children in the largest session (morning session) ages 18 months to 5 years and will operate Monday through Friday from 8:00 a.m. to 6:00 p.m. The facility will have no more than 9 employees (8 teachers and 1 administrator) on site at one time and will be licensed by the State of California. The facility offers several different programs to parents and operates mainly as a preschool and also includes before and after- school care. The facility will be comprised of the pre-school building which will include ten classrooms (not all of the classrooms will be utilized simultaneously), offices, staff-related rooms, restrooms, storage, a kitchen facility and a library (Exhibit A to Attachment 4). The teaching occurs primarily in the classrooms. Speech therapists and occupational therapists work with the teachers in the classrooms and take selected kids out of the classroom and bring these kids into the offices to work with them on certain skills one-on-one. The proposed building is patterned from the American Farmhouse style of architecture. The roof consists of composition asphalt shingles and it is a moderately pitched gable. The building will be constructed with cream stucco. Accent colors are provided which include white and tan. The front elevation (see photo below), which is visible from Dublin Boulevard, includes stone columns and a trellis feature at the entrance. Architectural details on the building include decorative shutters, divided light windows and projected window ledges. The American Farmhouse character is one of many traditional styles at Schaefer Ranch and will blend in well with the overall community. 3of5 `I ~, i I ANALYSIS: Stage 2 Planned Development Rezone Chapter 8.32 of the Dublin Zoning Ordinance establishes the intent, purpose and requirements of the Planned Development (PD) District. The intent of the PD District is to .create a more desirable use of the land, a more coherent and coordinated development, and a better physical environment than would otherwise be achieved by a single zoning district or combination ~of zoning districts. The Zoning Ordinance requires--the adoption of both Stage 1 and Stage 2 Development Plans which establish the regulations for the use, development, improvement and maintenance of the property within the Planned Development Zoning District. The project site is zoned PD, Planned Development, with an existing Stage 1 Development Plan. The Applicant is requesting approval of a Stage 2 Development Plan for the subject site. The applicable regulations for the project can be found in the Ordinance approving the PD Development Rezone (Attachment 1). The regulations within this Ordinance include a list of the permitted uses, development regulations, site area and proposed densities and preliminary landscape plan. Planning Commission Action On March 9, 2010, the Planning Commission held a public hearing to review the Planned Development (PD) and Site Development Review (SDR) applications for the School of Imagination project. The Planning Commission Staff Report is included as Attachment 2 and the draft minutes of the Planning Commission meeting are included as Attachment 3. The Planning Commission voted 5-0 to approve the Site Development Review (Resolution 10- 07 -Attachment 4) and recommended that the City Council approve a Planned Development Rezone with a related Stage 2 Development Plan (Resolution 10-06 -Attachment 5). CONSISTENCY WITH GENERAL PLAN 8~ ZONING ORDINANCE: The proposed project is consistent with the General Plan designation of Public/Semi-Public. The Public/Semi-Public land use designation allows a variety of uses including special needs program facilities. The project site is zoned PD -Public/Semi-Public and the proposed project is consistent with the zoning of the site. The proposed rezone with the related Stage 2 Development Plan is consistent with the General Plan because it establishes development standards and permitted uses consistent with Public/Semi-Public land use. The proposed project is consistent with the Community Design and Sustainability Element because the proposed building is architecturally appealing. Additionally, the building scale and design are compatible with the character of the four neighborhoods within the Schaefer Ranch development. NOTICING REQUIREMENTSIPUBLIC OUTREACH: In accordance with State law, a Public Notice was mailed to all property owners and occupants within 300 feet of the proposed Project. A Public Notice was also published in the Valley Times and posted at several locations throughout the City. To date, the City has received no objections from surrounding property owners regarding the Project. 4 of 5 ENVIRONMENTAL REVIEW: j a~ ~' An Environmental Impact Report (EIR) for the Schaefer Ranch General Plan Amendment and Planned Development District Overlay Zone (SCH #95033070) was certified by the City Council on July 9, 1996 by Resolution 76-96. The City Council also adopted Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring Program with this Resolution. Subsequently in 2008, the Dublin City Council approved an Addendum to the EIR (Resolution 203-08). The proposed project was adequately addressed in the EIR and --~-Addendum prepared for the Schaefer Ranch Development, and no further environmental review is required. ATTACHMENTS: 1) Ordinance approving a PD Planned Development Rezone and a Related Stage 2 Development Plan for the School of Imagination located at the corner of Dublin Boulevard and Schaefer Ranch Road (APN 941-2832-027). 2) March 9, 2010 Planning Commission Staff Report (without Attachments). 3) Draft Minutes from the March 9 Planning Commission Hearing. 4) Planning Commission Resolution 10-07 approving the Site Development Review for the School of Imagination with the Project Plans attached as Exhibit A. 5) Planning Commission Resolution 10-06 recommending that the City Council adopt an Ordinance approving a Planned Development Rezone and related Stage 2 Development Plan. 5 of 5 b ~, II ORDINANCE NO. XX-10 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN ************* APPROVING A PD PLANNED DEVELOPMENT REZONE AND A RELATED STAGE 2 DEVELOPMENT PLAN FOR THE SCHOOL OF IMAGINATION LOCATED AT THE CORNER OF DUBLIN BOULEVARD AND SCHAEFER RANCH ROAD (APN 941-2832-027) PA 10-004 THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS: Section 1. RECITALS A. By Ordinance No. 15-96, the City Council rezoned the approximately 500-acre Schaefer Ranch project area generally located at the westerly boundary of the City Limits, north of Interstate 580 and southeast of unincorporated Alameda to the Planned Development Zoning District (PA 96-037). B. By Ordinance No. 11-06, the City Council rezoned the approximately 500-acre Schaefer Ranch project area generally located at the westerly boundary of the City Limits, north of Interstate 580 and southeast of unincorporated Alameda to the Planned Development Zoning District (PA 06-031) and adopted a Stage 2 Development Plan for the entire project area. C. This Ordinance adopts a Stage 2 Development Plan and rezones the property to the PD Planned Development Zoning District for a portion of Schaefer Ranch for the project known as the School of Imagination (APN 941-2832-027). Section 2. FINDINGS AND DETERMINATIONS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows: The School of Imagination Planned Development Zoning, including a Stage 2 Development Plan, meets the purpose and intent of Chapter 8.32 because: it provides a comprehensive development plan that is tailored to the Public/Semi-Public land use proposed on the Project Site and creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design, which is adjacent to public/semi-public land uses and single-family residential. 2. The PD rezoning with Stage 2 Development Plan for School of Imagination will be harmonious and compatible with existing and potential development in the surrounding area in that: 1) the land uses and site plan establish aPublic/Semi-Public development; 2) the proposed project is consistent with the Public/Semi-Public use envisioned in the General Plan and the Stage 1 Development Plan; 3) the Project Site has been designed to be compatible with the residential developments; 4) the Project Site includes attractive landscaping and site elements including landscaping and street trees to create an attractive landscape palette for the Site, and will be consistent with the landscaping and site elements in Schaefer Ranch; 5) the project Page 1 of 6 ATTACHMENT 2 ~'6 II has been attractively designed and is compatible with the neighborhood in which it is located; and 6) the Stage 2 Development Plan establishes development standards and permitted uses to ensure compatibility with the surrounding uses. B. Pursuant to Section 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows: 1. The PD rezoning with Stage 2 Development Plan for School of Imagination will be harmonious and compatible with existing and potential development in the surrounding area in that: 1) the land uses and site plan establish aPublic/Semi-Public project; 2) the proposed project is consistent with the Public/Semi-Public use envisioned in the General Plan and the Stage 1 Development Plan; 3) the Project Site has been designed to be compatible with the residential uses in the vicinity; 4) the Project Site includes attractive landscaping and site elements including landscaping and street trees to create an attractive landscape palette for the Site; 5) the project has been attractively designed and is compatible with the neighborhood in which it is located; and 6) the Stage 2 Development Plan establishes development standards and permitted uses to ensure compatibility with the surrounding uses. 2. The Project Site is physically suitable for the type and intensity of the zoning district being proposed because: 1) the Project Site will have a floor area ratio of 0.50, which is equal to the 0.50 allowed by the General Plan; 2) the proposed project will include a pre-school which is consistent with the General Plan land use designation of Public/Semi-Public; 3) the Site is accessible by Dublin Boulevard, an existing street; and 4) the Site is near residential uses and is therefore physically suitable for the type and intensity of the proposed Planned Development Zoning district. 3. The PD rezone with Stage 2 Development Plan will not adversely affect fhe health or safety of persons residing or working in the vicinity or be detrimental to the public health, safety and welfare because: the project will comply with all applicable development regulations and standards. 4. The PD rezone with Stage 2 Development Plan is consistent with the Dublin General Plan because: 1) the proposed pre-school building and playground is consistent with the General Plan land use designation of Public/Semi-Public; 2) the proposed project is consistent with the City's goal of developing public facilities within the City to meet the needs of the residents; and 3) the School of Imagination includes an attractive development with a new building and landscaping which will promote visual interest of the Site from the adjacent properties and the street and will promote a pedestrian friendly environment once the project is complete. C. Pursuant to the California Environmental Quality Act (CEQA), on July 9, 1996, the City Council adopted Resolution 76-96 certifying an Environmental Impact Report (EIR) for the Schaefer Ranch General Plan Amendment and Planned Development District Overlay zone (SCH 95033070). On November 4, 2008, the City Council adopted an Addendum to the EIR (Resolution 203-08). The prior environmental documents are available for review in the Community Development Department. The impacts of the proposed project were adequately addressed in the EIR and Addendum prepared for the Schaefer Ranch Development. No further environmental review is required. Page 2 of 6 8~ II Section 3. ZONING MAP AMENDMENT. Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Dublin Zoning Map is amended to rezone the following property ("the Property") to a PD-Planned Development district: 0.56± net acres identified as Parcel J of Subdivision Map 6765 (APN 9~1-2832-27) A map of the rezoning area is shown below: Section 4. STAGE 2 DEVELOPMENT PLAN The regulations for the use, development, improvement, and maintenance of the subject property are set forth in the following Stage 2 Development Plan, which is hereby approved. Any amendments to the Stage 2 Development Plan shall be in accordance with Section 8.32.080 of the Dublin Municipal Code. 1. Statement of compatibility with Stage 1 Development Plan. The Stage 2 Development Plan is compatible with the Stage 1 Development Plan for the property in that the project is a Public/Semi-Public facility as planned for in the Stage 1 Development Plan. 2. Statement of uses. PD-Public/Semi-Public Intent. Public/Semi-Public land use designations are established to provide Quasi-Public uses, such as daycare centers, private schools, theaters and other similar uses which benefit the community. Permitted Uses Public, Semi-Public and Institutional uses as allowed by the General Plan and Eastern Dublin Specific Plan, including but not limited to: Library Post Office Fire Station Page 3 of 6 !~ Police Station Religious Facility Community Center Pre-School Other governmental and quasi-governmental offices as determined by the Community Development Director Similar and related uses as determined by the Community Development Director Temporary Uses Please refer to Zoning Ordinance Chapter 8.108 for a list of permitted temporary uses and permit procedures. 3. Stage 2 Site Plan. %t ~' ~` -- ~'` •a,~ ~ .. ~. s ~~,-.. __ ,=.ra ~' ~;;. 4. Site area, proposed densities. Proposed Stage 2 PD Land Use Plan Land Use Designation Net Acres Maximum FAR Public/Semi-Public 0.56 .50 TOTAL 0.56 .50 Page 4 of 6 ~a ~ o 5. Development Regulations. Minimum Setbacks Buildin to West Propert Line 10' Buildin to East Pro ert Line 8' Buildin to South Pro ert Line 17' Building to North Property Line (Public Street Ri ht-of-Wa 60' Maximum Floor Area Ratio .50 Maximum Buildin Hei ht 36' and 2 stories Parkin Spaces Required Per Zonin Ordinance 6. Architectural Standards. All improvements in this Zoning District shall be well designed and shall compliment the character and design of the surrounding neighborhood. All improvements and future improvements shall complement the design of the existing residential neighborhoods and shall enhance the site and be harmonious with high standards of improvements in the surrounding area. Future improvements shall be consistent with the purpose of Chapter 8.104, Site Development Review, in the Zoning Ordinance. All unsightly uses shall be screened from view. All equipment including HVAC units, conduits, piping, fire risers, and trash containers shall be completely screened from view. 7. Preliminary Landscaping Plan. _~, ~ ,, -w<.e - _"'""""--"'..^°.--»_.-_._ '° -- -~ ~ ~ ~ „_ (:c~6~ ~~i~hlioi 1 t°3~cc C~eF~i! - ~~ -----,~ ~1't'~~I17iITil'F ~.71ESt~?~~~1 ~' ~~~~~ "~"~+*~._.. :-rF~oal~f ,.,;i, t:ur. _._ - _.,w___,~.._~.., y , a Page 5 of 6 ~/~ ~~ Section 5. The use, development, improvement, and maintenance of the project area shall be governed by the provisions of the Dublin Zoning Ordinance except as otherwise provided in the Stage 2 Development Plan. Section 6. EFFECTIVE DATE AND POSTING OF ORDINANCE This Ordinance shall take effect and be in force thirty (30) days from and after the date of its passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin, on this 20th day of April, 2010 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: City Clerk Mayor G:IPA#I20101PLPA-2010-00004 School oflmaginationlCity Council 4.20./DICC Ordinance PD.DOC Page 6 of 6