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HomeMy WebLinkAbout6.1 TassajaraMeadDev , CITY CLERK File # CJ03j[Q)-51lOJ . AGENDA STATEMENT CITY COUNCIL MEETING DATE: October 6, 1998 SUBJECT: (PUBLIC HEARING) Tassajara Meadows Residential Developmen~,d- P A 98-035 (Report Prepared by: Tasha Huston, Associate Planner) ~ EXHIBITS: Exhibit A: City Council Ordinance adopting Planned . Development Rezone & Development Plan (with Development Plan attached as Exhibits A-I and A-2); . RECOMMENDATION: ...,. ,...../ 1. Open public hearing and hear staff presentation 1\7...Af1 r 2. Take testimony from applicant and the public 3. Question staff, applicant, and the public 4. Close public hearing and deliberate. 5. Waive reading and introduce the Ordinance (Exhibit A) amending the Dublin Zoning Ordinance to approve the Planned Development Rezone & Development Plan / District Planned Development Plan; with Development Plan attached as Exhibits A-I and A-2; 6. Schedule the second reading of the Ordinance for the October 20, 1998 City Council meeting. FINANCIAL STATEMENT: none PROJECT DESCRIPTION The application involves a request by Mission Peaks Homes for a Planned Development Rezoning & Development Plan to design a residential development. The proposed project is located within the Eastern Dublin Specific Plan area and involves 95 small-lot detached single-family units on an approximately I2-acre site. The property is adjacent to Tassajara Creek along its western side, where a regional trail is planned and the stream corridor will be restored. The development concept includes landscaped parkways and open space parcels providing passive park amenities on the project site. The application includes a Planned Development (PD) Rezone Development Plan, Parcel Map, Vesting Tentative Map, and Site Development Review. A Development Agreement is also required prior to approval of the Final Map. Additional descriptions of the proposed development concept are contained in the proposed Development Plan included as Exhibits A-I and A-2 to this report, and the Planning Commission Staff Report incorporated as Attachment 7 to this report. .. COPIES TO: Applicant - Mission Peak Homes, Inc. ITEMNO.~ BACKGROUND This project is located at the northwest corner of Tassajara Road and Gleason Road, within the Eastern . Dublin Specific Plan area. The Specific Plan was adopted by the City of Dublin in November 1993, and established land use designations for approximately 3300 acres ofland east of the Camp Parks military reserve. The project site was given a land use designation of "Medium Density Residential" in the Specific Plan. The project site is part of the 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, for U. S. Army military activities, and for a P.G.& E. construction yard. All structures from previous uses have been removed, except for a few asphalt driveways. Land uses planned to the east of this site include the southern portion of the Dublin Ranch Phase I residential project. To the south, across Gleason Drive, is the site planned for the Emerald Glen Park. To the north are planned residential uses, also proposed to be developed by Mission Peak Homes, previously knov.n as the Casterson Project. The property is bounded by Tassajara Creek along its western side. PLANNED DEVELOPMENT REZONING The Dublin Zoning Ordinance establishes the intent, purpose, and requirements of a Planned Development Zoning District, and requires that a Development Plan be adopted to establish regulations for the use, development, improvement, and maintenance of the property within the requested Planned . Development Zoning District. A Development Plan has been proposed for the Property, depicting development concept and addressing the requirements of the Zoning Ordinance. The proposed Development Plan is attached and consists of: Exhibit A-I, the applicants proposed plan; Exhibit A-2, the Development Standards; and the provisions and conditions of approval of the Tentative Map and Site Development Review Resolution approved by the Planning Commission at their September 22, 1998 meeting. Approval of the Rezoning will incorporate this Development Plan, in accordance with the City's Zoning Ordinance, and satisfy the Eastern Dublin Specific Plan requirement for a "District Planned Development Plan". The proposed PD Rezoning/Development Plan is consistent with the purpose, intent, and requirements of the City's Zoning Ordinance, as the adoption of a Development Plan complies with the 2-stage PD zoning process ofthe Dublin Zoning Ordinance. As the Planning Commission Staff Report reflects, the project provides a coordinated plan for development of residential, open space, and recreational uses. These land uses are consistent with the purpose, intent, and requirements of the City's Zoning Ordinance. These uses and locations are also consistent with and reinforce the General Plan and Specific Plan goals and policies by providing development of housing in the appropriate density range, and by reserving public and private open space areas. Pockets of open space are provided through designated parcels that will be restricted to preserve these undeveloped amenities. The project also reflects Planned Development principles by including pedestrian trails, which provide linear connections through the residential e neighborhood, to the East Bay Regional Park District staging area to the north, and to the future City Park to the south. The Tassajara Creek corridor not only provides a public regional trail, but also preserves the 2 ,'J"'''."fli''l'( stream corridor environment while providing continuous open space for wildlife movement. The designated trails, parkways, circulation and recreation facilities are consistent with the goals of the General Plan and Specific Plan, by providing open space for' outdoor recreation, as well as for resource preservation. With these amenities, the project accomplishes the purpose of the Planned Development . Zoning District, as established by Chapter 8.32.010, A through H, of the Zoning Ordinance. OTHER APPROVALS The project also includes applications for a Development Agreement, Tentative Map, and Site Development Review. The Staff Report to the Planning Commission (attached) recommended approval ofthe project. Following a public hearing at their September 22, 1998 meeting, the Planning Commission adopted Resolutions approving the Tentative Map and Site Development Review (subject to City Council approval of the Planned Development). The application includes a Development Agreement, which is currently being reviewed by staff. The Development Agreement is being prepared as specific infrastructure requirements for the project are determined, and will therefore contain additional information regarding infrastructure sequencing. The agreement must be completed prior to approval ofthe Final Map. CONCLUSION Staff recommends the City Council introduce the Ordinance adopting the Planned Development Rezoning and Development Plan, subject to development standards contained in the Development Plan (included as Exhibits A-I and A-2). . BACKGROUND ATTACHMENTS INCORPORATED BY REFERENCE: Attachment 1: Dublin General Plan * Attachment 2: Eastern Dublin Specific Plan* Attachment 3: ErR for Eastern Dublin Specific Plan & General Plan Amendment (including Addendum dated May 4, 1993) SCH# 91103064; and Addendum dated August 22, 1994* Attachment 4: City Council Resolution Certifying Eastern Dublin Specific Plan and General Plan Amendment Program ErR (Resolution # 51-93)* Attachment 5: City Council Resolution adopting Eastern Dublin Specific-Plan and General Plan Amendment; adopting findings and approving overriding considerations; and adopting Mitigation Monitoring Program ("Matrix") for EDSP ErR (Resolution # 53-93)* Attachment 6: City Council Resolution approving Prezoning of annexed land (Resolution # 10- 94)* Attachment 7: Staff Report from September 22, 1998 Planning Commission meeting* Attachment 8: Draft Minutes from September 22, 1998 Planning Commission meeting* * Not attached, but available at the Dublin Planning Department, 100 Civic Plaza, Dublin, CA . (g:\pa#\9803 5\CCSR998.) 3 . . . ORDINANCE NO. - 98 AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING MAP TO REZONE PROPERTY LOCATED AT THE NORTH EAST CORNER OF TASSAJARA ROAD AND GLEASON DRIVE (APN: 986-0005-003-01) TO A PLANNED DEVELOPMENT ZONlNG DISTRICT AND ADOPTING A DEVELOPMENT PLAN FOR THE T ASSAJARA MEADOWS PROJECT (P A 98-035) WHEREAS, Jeffrey McMullen, on behalf of Mission Peak Homes, has requested approval of a Planned Development Rezone/Development Plan to allow for the subdivision of a 11. 7 ::t acre parcel for a residential subdivision of 95 residential lots, with public and private open space, in the Eastern Dublin Specific Plan area; and WHEREAS, Applicant/Developer has submitted a complete application for a Planned Development Rezone, including a Development Plan (Exhibit A-I, dated September 22, 1998) 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 WHEREAS, 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 September 22, 1998, and did adopt a Resolution recommending that the City Council approve the Planned Development Rezoning and the Development Plan for P A 98-035; and WHEREAS, a properly noticed public hearing was held by the City Council on October 6, 1998, and October 20, 1998; and WHEREAS, the Staff Report was submitted recommending that the City Council approve the application; and EXHIBIT A I' WHEREAS, pursuant to section 8.32.070 and 8.120.050 ofthe 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 allowable 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 hannonious 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 residential uses to the north, and east of the project, and the future park site to the south. 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. 4. The proposed project wiII 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 ErR 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 amende'd to rezone the following property ("the Property") to a Planned Development Zoning District: Approximately 11.7 acres generally located along the west side of Tassajara Road, north of Gleason Drive, south of the Casterson property residential development, and east of Tassajara Creek, in the Eastern Dublin Specific Planning area, more specifically described as Assessor's Parcel Number 986-0005-003-01. . 2 \ . i. I A map of the Property is outlined below: ~ ~ 0 p;::; DUBLIN ~ PROJECT e;, SITE ~ 0 0 DUBLIN BOULEVARD t:..:I 1-5BO ~ 0 :. ~ ~~ ~'t- :;a~ ~ >-'0 ~() p..c::::: 0 ::r: (,u ....- ~~eo.e. CITY illlIT I.lNE SECTION 2. The regulations of the use, development, improvement, and maintenance of the Property are set forth in the Development Plan (Attachments A-I and A-2 hereto) 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 PA 98-035, 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. 3 PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin this . 20th day of October, 1998, by the following vote: AYES: NOES: ABSTAIN: ABSENT: Mayor ATTEST: City Clerk . g:\PA98035\cc-ord . 4 . EXHIBIT A-I DEVELOPMENT PLAN September 22, 1998 . (Provided under separate cover) . DEVELOPMENT PLAN This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for the . Tassajara Meadows, Unit 2, subdivision, P A 98-035, located on the west side of Tassajara Road, north of Gleason Drive, east of Tassajara Creek, (APN 986-0005-003-01). This Development Plan meets aU ofthe requirements for Stage 1 and Stage 2 review of the project. This Development Plan includes the Tentative Map and Site Development Review plans, other plans, exhibits, and written statements contained in the document dated September 22, 1998, labeled Exhibit A-I to the Resolution approving this Development Plan (City Council Resolution No. 98-~; 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. Development Standards 1. Zoning: PD (General Plan land use designation: Medium Density Residential) 2. Permitted Uses: The following uses are permitted for this site. A. Residential development limited to: 1. Medium Density Detached houses 2. Up to 95 units . B. Open Space: 1. Stream Corridor 2. Regional Trail & associated low-impact trail facilities (benches, trash containers, etc.) 3. Access Roadways C. Similar and related uses as determined by the Director of Community Development 3. Prohibited Uses: The following uses are prohibited in this PD Residential District: I. Field Crops 2. Orchards 3. Plant Nurseries 4. Greenhouses used only for cultivation of plant materials for sale 5. Hospital 4. Conditional Uses: All conditional uses in the Dublin Zoning Ordinance for a PD/ R-I District are conditional uses in this PD District, with the exception of prohibited uses listed above. EXHIBIT A-2 . . . . 5. Dublin Zoning Ordinance - Applicable Requirements: Except as specifically modified by the provisions of this PD District Rezone/Development Plan, all applicable general requirements and procedures ofthe Dublin Zoning Ordinance shall be applied to the land uses designated in this PD District Rezone. 6. Site Plan & Architecture: See attached site and elevation plans contained in Exhibit A-I, Development Plan. This Development Plan applies to the 11. 7-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 q'uality. 7. Density: The density of the proposed development for the I 1.7 acres is 8.1 dwelling units per acre, as shown on the Stage 2 Site Plan. 8. Phasing Plan. Refer to attached Phasing plans included in Exhibit A-I, Development Plan. 9. Landscaping Plan. Refer to attached landscaping plans included in Exhibit A-I, Development Plan. 10. Development Standards Lot Dimensions: 45' wide x 70' deep minimum Lot Size: 3,150 square feet minimum 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. 2. Front porch 10' min. 3. Front of house 12' min. (All dimensions shall be from back ofright-of~way line.) Note: Sectional roll-up garage doors with automatic openers are required for all residences with driveways less than 20 feet. Side Yard Setbacks 1. Internal lots: 2. corner lots: 4' min. sideyards 6' min. on street side Building Separation: 8' minimum between buildings Rear Yard Setbacks Rear yard setbacks are required in order to establish privacy and separation between residences, as well as provide for usable recreation space. Minimum: Average: 5' 15' Accessory Structures: Accessory structure setbacks shall be modified from the Dublin Zoning Ordinance standards for this project as follows: . Hot Tubs/Spas with no trellis or overhead structure: Side yard - Rear yard - Distance from house - 3 feet 3 feet ] 0 feet at windows 4 feet at solid wall or "protected window" * * Contact City oj Dublin Building Departmentjor definition Hot Tubs/Spas with trellis or overhead structure. or patio cover: SIDE YARD - 5 feet REAR YARD - 5 feet DISTANCE FROM HOUSE - 6 feet Building Height: 35' maximum, 2 stories Architectural Projections: Eaves, fireplaces, niches, bay windows, cantilevered floor area (balconies, second floor overhangs, etc.), porches, other architectural projections and air conditioning equipment may project 2' into required sideyards, but never closer than 3' from the property line. . 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: Each unit shall be provided with a two-car garage at a minimum of 19' x 19' clear area, plus two spaces in the driveway apron, and one guest parking space for each unit. Guest parking may be located on-street or in specifically designated guest parking areas. Consideration shall be given to the placement, orientation, and treatment of the garages and garage doors. Suggested design criteria include: 1. Designing the residence to extend forward of the garage door(s). 2. Designing the front door of the residence to appear on a different elevation than the garage door (comer lots) . . . . 11. General Provisions A) 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. B) As part of Final Map approval, the dedication ~or ownership of open space, parb\'ays 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. C) 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 March 26, 1996, or in the amounts and at the times set forth in any resolution revising the amount of the Public Facilities Fee. g: \pa#\9 803 5\d evp Ian.