HomeMy WebLinkAbout6.3 TrumarkPDRezn
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CITY CLERK
File # n~[3J[Z1]-~[Q]
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: June 11, 1996
SUBJECT:
EXHIBITS ATTACHED:
Ii::'
RECOMMENDATION:
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FINANCIAL STATEMENT:
. DESCRIPTION:
PUBLIC HEARING Trumark Homes PD Re.zone (pA96-014)
(Report P~ep-areq By: Jeri Ram, Associate Planner) Of"
A. Project Plans
B. Ordinance Amending the Zoning Ordinance to permit Rezoning
C. Resolution Approving and Establishing Findings and General
Provisions and Conditions of Approval for a Planned Development
Rezone
D. Planning Commission Staff Report from June 4, 1996 (without
attachments)
E. Mitigation Monitoring Program
1) Open Public Hearing
2) Receive Staff Presentation and Public Testimony
3) Q~estion staff and public
4) Deliberate
5) Waive Reading and Introduce Ordinance
6) Continue Public Hearing to June 25, 1996
No financial impact.
Request for a Planned Development Rezoning to allow 92 single family detached residential units on
approximately 8.9 acres ofland.
BACKGROUND:
On May 14, 1996, the City Council, upon recommendation of the Planning Commission, approved a Mitigated
Negative Declaration, Mitigation Monitoring Program on the entire project and General Plan Amendment for
the site. The General Plan Amendment changed the land use designation from "Transportation Corridor" to
"Medium Density Residential".
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COP~ES TO: Trumark Homes
Southern Pacific Railroad
In House Distribution
6.7
ITEM NO.
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On June 4, 1996, the Planning Commission approved a Vesting Tentative Subdivision Map and Site
Development Review for the project. At that same meeting the Planning Commission recommended approval
of a Planned Development Rezone to the City Council. A copy of the Planning Commission Staff Report for
the June 4, 1996, meeting is attached as Exhibit D.
ANALYSIS:
. ED\'ironmental:
The Mitigated Negative Declaration and Mitigation Monitoring Program were approved by the City Council
on May 14,1996. A copy of the Mitigation Monitoring Program is attached as Exhibit E.
General Plan Consistenf:Y:
This proposal is consistent with the Medium Density Residential Land Use Designation in the Dublin General
Plan. The density range permitted by that designation is 6.1 to 14.0 dwelling units per acre. This project is
proposed to have 11 dwelling units per acre.
The General Plan Amendment that was approved for this project on May 14, 1996, will become effective on . ':' ",
June 14, 1996. Since the General Plan Amendment must be effective prior to adoption of the Ordinance e :..::,
rezoning the parcel, it is recommended that the Ordinance be introduced tonight and the Ordinance and
Resolution be approved at the second public hearing on the project, on June 25, 1996. Therefore, at the time of
adoption of the PD Rezone, on June 25, 1996, this project will be consistent with the General Plan.
Planned Development Rezone:
The Applicants are requesting approval of a Planned Development (PD) Rezone to establish the General
Provisions and Development Regulations that would implement the Medium Density Residential Land Use
Designation of the General Plan for the 8.9i: acre project area. The Land Use and Development Plan includes a
vesting tentative subdivision map, elevation,s and site plan and landscaping plan (Exhibit A).
The General Provisions and Development Regulations and Conditions of Approval, are set forth in full in
Exhibit B. The proposed pennitted uses and conditional uses are generally the same as what is presently
permitted or-coaditjO$Jliy permitte(i inthe City's R-l Zoning District with the exception of agricultural uses
which have now beet1"made prohibited under the ~D. Changes have been made to those development standards
relating to building site and setbacks to enable detached housing on smaller than average lots. See the chart
below:
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TYPE OF TRUMARK PD STANDARD R..l ZONING DISTRICT
STANDARD STANDARD
Building Site Per Land Use and Development Median Lot Width of 50 feet
Plan ) and area not less than 5,000
. sq.ft. Comer lot not less than
. 6,000 sq.ft.
Yards/Setbacks Plan 10 and Plan H(1ots 39 & 20 feet
A. Front Yard 43) - 3 feet to back of sidewalk
or back of curb if no sidewalk
exists;
Plans 11&12 (except lots 39 &
43) - 5 feet to back of sidewalk
or back of curb if no sidewalk
exists.
B. Rear Yard 10 feet (except lots 2,3,6,74 & 20 feet
75, average 7.5 feet)
C. Side Yard 4 feet (1 foot projection of 5 feet (plus 1 foot for each
..:. J (interior) fireplace/media niche into additional 1 0 feet that the
setback) median lot width exceeds 50
feet up to a maximum of 10
feet.
D. Side Yard 5 feet from back of sidewalk or 10 feet.
(comer) back of curb if no sidewalk
exists Unless adjacent parking
bay, then 3 feet from back of
sidewalk or back of curb if no
sidewalk exists.
Staff has worked extensively with the developer and their architects on the development standards in relation to
the site plan, elevations, orientation of the homes and comprehensiveness of architectural detail. The planned
development standards have been carefully crafted for small lots without sacrificing quality of design or'living
environment.
. (
This project was reviewed by City departments and interested public agencies. Their coriunents were
incorporated into the project or made conditions of approval of the Site Development Review and Vesting
Tentative Subdivision Map. The requirement to pay all applicable fees was made a condition of approval of
the Vesting Tentative Subdivision Map and Site Development Review, as well as part of the Mitigation
. Monitoring Program. This includes building permit fees, traffic impact fees, and public facilities fees. The
.public facilities fee will be required to be paid at the multifamily rat~. which is what would be used for this
.density of project. Additionally, a provision was added to the conditions of approval so that should the public
3
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facilities fee be reduced as a result of any recalculation of the fee (to add Trumark Homes and/or Schaefer
Ranch 4I1its to the Public Facilities Fee formula), the subdivider shall pay the lower rate. Should the fee b.-
raised, the subdivider would only be required to pay the currently approved fee of $3,332.00 per unit for the .
community parks pottion oftl;1e fee in addition to whatever the neighborhood parks portion of the fee would be
at the time offiling thetina,l map. The neighborhood parks portion of the fee is based on the market value of
the land at the time of filing the final map (Chapter 9.28 of the Municipal Code).
Therefore, Staff recommends that the City ~o~cil conduct a public hearing, deliberate, wave the reading and
introduce the Ordinance approving a Planned De~elol'ment Rezone for Trumark Homes, PA96~014, and
continue the public hearing until the, June 25, 1996 meeting.
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ORDINANCE NO,
AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING ORDINANCE TO
PERMIT THE REZONING OF PROPERTI' LOCATED WEST OF DOUGHERTY ROAD
ALONG THE SOUTHERN PACIFIC RIGHT OF WAY (APN: 941-0205-006-010)
.
----------------~-------------------.*------------------------------------------._----------~-------_._-------------
The City Council of the City of Dublin does ordain as follows:
Section 1
-
Chapter 2 of Title 8 of the Dublin Ordinance Code is hereby amended in the following
manner:
Approximately 8.9 acres generally located west of Dougherty Road, on the Southern
Pacific Right of way, east of Alamo Creek, more specifically described as Assessor's Parcel
Number 94] .0205-006-0] 0, are hereby rezoned from M- I to Planned Development Single
Family Residential District (92 dwelling units), Trumark Homes, as shown and described on
Exhibit A (Planned Development Plan), and Exhibit C (Resolution No._ Approving and
Establishing Findings, General Provisions and Conditions of Approval), exhibits to the Staff
Report dated June I 1, ] 996, to the City Council, on file with the City of Dublin Department of
Community Development, and hereby adopted as the regulations for the future use,
improvement and maintenance of the property within this District.
A map of the rezoning area is outlined below:
A
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EXH' ~~""t. ra.~~~l! i2..
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Section 2
This ordinance shaIl take effect and be enforced thirty (30) days from and after its
passage, Before the expiration of fifteen (] 5) days after its passage, it shaIl be published once,
with the names of the Councilmembers voting for and against same, in a local newspaper
published in Alameda County and available in the City of Dublin.
PASSED A1\TJ> ADOPTED BY. the City Council of the City of Dublin. on this 25th day
of June, 1996, by the foIlowing votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
.
A TrEST:
City Clerk
.
G:\PA96-0J4\ORD
dO
RESOLUTION NO.
e
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
APPROVING AND ESTABLISHING FINDINGS AND GENERAL PROVISIONS FOR A
PLANNED DEVELOPMENT (PD) REZONING CONCERNING
PA.966014, TRUMARK HOMES
WHEREAS, Trumark Homes has requested approval of a Planned Development Rezoning to
establish General Provisions and Development Regulations for a residential development consisting of
92 single family' homes on approximately 8.9' acres (APN 941-0205-006-010); and
WHEREAS, a complete application for a Planned Development Rezoning is available and on
file in the Planning Department; and
WHEREAS, on May 14,1996, the City Council of the City of Dublin approved a Mitigated
Negative Declaration and Mitigation Monitoring Program for this project; and
WHEREAS, the Planning Commission did hold a public hearing on said application on June 4,
1996, and did adopt a Resolution recommending that the City Council approve and establish findings,
general provisions, and development standards for a Planned Development Rezoning for P A 96-014,
Trumark Homes; and
and
WHEREAS, proper notice of said public hearing was given in all respects as required by law;
e::-
WHEREAS, the Staff Report ~as submitted recommending that the City Council approve the
Planned Development Rezone subject to conditions prepared by Staff; and
"' WHEREAS, the City Council did hear and use their independent judgment and considered all
said reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby
make the following findings and determinations regarding said proposed Planned Development Rezone:
1. The Planned Development Rezone, as conditioned, is consistent with the general
provisions, intent, and purpose of the PD District Overlay Zone of the Zoning Ordinance and the General
Plan as amended by action of the City Council on May 14, 1996, effective June 14, 1996. The Planned
Development Rezone will be appropriate for the subject property in terms of providing General
Provisions which set forth the purpose, applicable provisions of the Dublin Zoning Ordinance, range of
permitted and conditionally permitted uses, and Development Standards; which will be compatible with
existing commercial, industrial and residential uses in the immediate vicinity, and will enhance
development of this area; and
2. The Planned Development Rezoning will not have a substantial adverse affect on health
or safety or be substantially detrimental to the public welfare or be injurious to property or public
improvement as all applicable regulations will be met; and
e:
1
EXHIBIT C
;21
.
.
.
3, The Planned Development Rezoning will not overburden public services as all agencies
have commented that public services are available; and
4. The Planned Development Rezoning will be consistent with the policies ofthe Dublin
General Plan designation of Medium Density Residential because the project would create development
within the densities allowed by this designation; and
5. The Planned Development Rezoning will create an attractive, efficient and safe
environment through Conditions of Approval; and
6, The Planned Development Rezoning wil1 benefit the public necessity, convenience and
general welfare and is in conformance with Sections 8-31,0 to 8-31.19 of the Dublin Zoning Ordinance;
and
7. The Planned Development Rezoning will be compatible with and enhance the general
development of the area because it will be developed pursuant to Conditions of Approval and site
development review; and
8. The Planned Development Rezoning wil1 provide an environment that will encourage the
efficient use of common areas to create an innovative type of neighborhood,
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby
approve a Plamled Development Rezoning including the fol1owing General Provisions and Development
Standards for P A 96-014, Trumark Homes, which constitute regulations for the use and improvements of
the 8.9::1:: acre parcel 941-205-006-010,
GENERAL PROVISIONS AND DEVELOPMENT STANDARDS
GENERAL PROVISIONS
A. Purpose
This approval is for a Planned Development (PD) District Rezoning for PA 96-014, Trumark
Homes, This PD District Rezone includes a Land Use and Development Plan, which is represented by
materials labeled Exhibit A, stamped approved and on file with the Dublin Planning Department, which
include a Vesting Tentative Subdivision Map prepared by Ruggeri-Jensen & Associates dated Received
May 7, 1996; Preliminary Landscape Plan prepared by Site Concepts California, dated Received April
30, 1996; and Elevations and Site Plan prepared by KTGY Group, Inc., dated Received May 15, 1996,
and Color and Material Board (5 Schemes) prepared by KTGY Group, Inc., dated Received May 15,
1996. The PD District Rezone al10ws the flexibility needed to encourage innovative development while
ensuring that the goals, policies and action programs ofthe General Plan are met.
B, Dublin Zonin~ Ordinance - Applicable Requirements
Except as specifically modified by the provisions of the PD District Rezone, all applicable and
general requirements and procedures ofthe Dublin Zoning Ordinance R-l District shall be applied to the
PD Single Family Residential designated lands in this PD District.
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General Provisions and Development Standards
.
I. Intent: This Planned Development District is to be established to provide for and
regulate the development of the Trumark Homes Subdivision. Development shall be
generally consistent with the Land Use Development Plan. This approval rezones 8,9
acres currently zoned Light Industrial (M-l) to 8.9 acres zoned PD Single Family
Residential District (9~ dwelling units at 11 dwelling units per acre).
2, PD Single Family Residential
Permitted Uses: The following 'principal uses are permitted in the PD Single Family
'Residential district:
A. Residential development limited to:
1, Single Family Detached houses
Prohibited Uses: The following uses are prohibited in the PD Single Family Residential
district:
1. Field Crops
2. Orchards
3. Plant Nurseries
Conditional Uses: All conditional uses in the R-I District are conditional uses in the PD
Single Family Residential district with the exception of prohibited uses listed above.
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3. Setbacks and Yards .
Development Standards: Development standards within the PD Single Family district
are as follows,
A. Minimum Sin&le Family Setbacks: The minimum setbacks for single family
detached houses shall be as follows:
TYPE OF
STANDARD<i.
Building Site
TRUMARK PD STANDARD
R-I ZONING DISTRICT STANDARD
Per Land Use and
Development Plan
Median Lot Width of 50 feet and area not
less than 5,000 sq.ft, Comer lot not less
than 6,000 sq.ft,
20 feet
Yards/Setbacks
A. Front Yard
Plan 10 and Plan 11 (lots 39 &
43) - 3 feet to back of sidewalk
or back of curb if no sidewalk
exists;
Plans 11&12 (except lots 39 &
43) - 5 feet to back of sidewalk
or back of curb if no sidewalk
exists:
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TYPE OF TRUMARKPDSTANDARD R-1 ZONING DISTRICT STANDARD
STANDARD
B. Rear Yard 10 feet (except lots 2,3,6,74 & 20 feet
75, average 7,5 feet)
C. Side Yard 4 feet (I foot projection of 5 feet (plus 1 foot for each additional 10
(interior) fireplace/media niche into feet that the median lot width exceeds 50
setback) feet up to a maximum of 10 feet,
D. Side Yard 5 feet from back of sidewalk or I 0 feet.
(comer) back of curb if no sidewalk
exists unless adjacent parking
bay, then 3 feet from back of
sidewalk or back of curb if no
sidewalk exists.
PLANNED DEVELOPMENT REZONE CONDITIONS OF APPROV AL:
Unless stated otherwise. all Conditions .of Approval shall be complied with prior to final occupancy of
anv building. and shall be subiect to Planning Department review and approval. The followin& codes
r~present th~se departments/a&encies responsible for monitoring compliance of the Conditions of
Approval. [PL] Pianning. [B] Buildin&. [PO] Police. [PW] Public Works. [ADM] Administration/City
Attorney. [FIN] Finance. [F] Doughertv Regional Fire Authority. [DSR] Dublin San Ramon Services
District: [CO] Alameda County Flood Control & Water Conservation District (Zone 7),
1.
The Land Use and Development Plan is conceptual in nature, No fonnal amendment of this PD
Rezone will be required as long as the materials submitted for the Vesting Tentative Subdivision
Map and Site Development Review are in substantial confonnance with this PD Rezone, The
Community Development Director shall detennine confonnance or non-confonnance and
appropriate processing procedures for modifying this PD Rezone (i.e. staff approval, Planning
Commission approval of Conditional Use Penn it, or City Council approval of new PD Rezone),
Major modifications, or revisions not found to be in substantial confonnance with this PD
Rezone shall require a new PD Rezone, A subsequent PD rezone may address all or a portion of
the area covered by this PD Rezone. [PL]
2. Additions to residences in this project are prohibited. [PL]
3. The developer shall pay a Public Facilities Fee in the amounts and ht the times set forth in the
City of Dublin Resolution No. ~2-96, adopted by the City Council on March 26, 1996, (plus any
annual increase) or in the amounts and at the times set forth in any resolution revising the
amount ofthe Public Facilities Fee. The Community Parks portion of the fee is not anticipated
to exceed $3,332,00 per unit. The Neighborhood Parks portion of the fee shall be computed in
accordance with Section 9.28 of the City Municipal Code. [PW]
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PASSED, APPROVED AND ADOPTED this 25th day of June, 1996, by the following vote:
AYES:
NOES:
ABSENT:
A TrEST:
Mayor
City Clerk
G:\P A96-Q 14\ccres
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e
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: June 4, 1996
TO:
Planning Commission
PREPARED BY:
Planning Staff
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Jeri Ram, Associate Planno/\\
FROM:
SUBJECT:
Trumark Homes PD Rezone, Vesting Tentative
Subdivision Map and Site Development Review
RECOMMENDATION:
1) Open Public Hearing
2) Receive Staff Presentation and Public
Testimony
3) Close Public Hearing
4) Deliberate
5) Make motion to adopt Resolutions (Exhibits B
and C)
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GENERAL INFORMATION:
PROJECT DESCRIPTION:
Request for a PD Rezone, Vesting Tentative Subdivision Map and Site
Development Review to allow 92 single family detached residential units on
approximately 8.9 acres of land.
APPLICANT:
Trumark Homes
6375 Clark Avenue
Dublin, CA 94568
OWNER:
Southern Pacific Railroad
One Market Plaza, Suite 912
San Francisco, CA 94105
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COPIES TO:
Trumark Homes
EXH' 1811 ~uthern p;;~r~~i~i~~:~
\.) Trumark Homes File
Admin, File
.
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LOCATION:
Southern Pacific Right of Way west of
Dougherty Road
.
ASSESSOR PARCEL:
941-0205-006-10
GENERAL PLAN
DESIGNA TION:
Medium Density Residential
EXISTING ZONINGI
LAND USE:
~ .M-1 (Light Industrial) Vacant
SURROUNDING LAND
USE AND ZONING:
North:
P,D, (Residential),
Arroyo Vista
South:
M-1, developed with
light industrial uses
east:
Agriculture,
Dougherty Road
and Camp Parks
West:
M-1, developed with
light industri.al uses
BACKGROUND:
On May 14, 1996, the City Council, upon recommendation of the Planning
Commission, approved a Mitigated Negative Declaration, Mitigation Monitoring Program
on the entire project and General Plan Amendment for the site, The General Plan
Amendment changed the land use designation from ~Transportation Corridor" to
"Medium Density Residentiar.
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ANAL YSIS:
Environmental:
The Mitigated Negative Declaration and Mitigation Monitoring Program were
approved by the City Council on May 14, 1996. A copy of the Mitigation Monitoring
Program is attached as Attachment 5.
General Plan Consistency:
This proposal is consistent with the Medium Density Residential Land Use
Designation in the Dublin General Plan. The density range permitted by that
designation is 6,1 to 14.0 dwelling units per acre. This project is proposed to have 11
dwelling units per acre,
The General Plan Amendment that was approved for this project on May 14,
1996, will become effective on June 14,1996. The PD Rezone that is part of this
project, if recommended for approval by the Planning Commission, will go to the City . . _
Council for approval on June 11, 1996, and June 25, 1996 (for second reading). The
General Plan Amendment will be complete prior to the June 25, 1996, date which would
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be the adoption date of the PO Rezone, Therefore, at the time of adoption of the PO
Rezone, this project will be consistent with the General Plan.
Planned Development Rezone:
The Applicants are requesting approval of a Planned Development (PO) Rezone
to establish the General Provisions and Development Regulations that would implement
the Medium Density Re?idential Land Use Designation of the General Plan for the B.9!
acre project area, The Land Use and Development Plan includes a vesting tentative
subdivision map, elevations and site plan and landscaping plan (Exhibit A).
The General Provisions and Development Regulations and Conditions of
Approval, are set forth in full in Exhibit B. The proposed permitted uses and conditional
uses are generally the same as what is presently permitted or conditionally permitted in
the City's R-1 Zoning District with the exception of agricultural uses which have now
been made prohibited under the PD. Changes have been made to those development
standards relating to building site and setbacks to enable detached housing on smaller
than average lots. See the chart below:
.
TYPE OF TRUMARKPDSTANDARD R-1 ZONING DISTRICT
STANDARD ""... ~ STANDARD .."
.,....,
Building Site Per Land Use and Median Lot Width of 50 feet
Development Plan and area not less than 5,000
sq.ft. Corner lot not less than
6,000 sq.ft.
Yards/Setbacks Plan 10 and Plan 11 (lots 39 & 20 feet
A. Front Yard 43) - 3 feet to back of sidewalk
or back of curb if no sidewalk
exists; -
Plans 11 & 12 (except lots 39 &
43) - 5 feet to back of sidewalk -..
or back of curb if no sidewalk
exists,
B. Rear Yard 10 feet (except lots 2,3,6,74 & 20 feet . ..
75, average 7.5 feet)
C. Side Yard 4 feet (1 foot projection of 5 feet (plus 1 foot for each
(interior) fireplace/media niche into additional 10 feet that the
setback) median lot width exceeds 50
feet up to a maximum of 10
feet.
0, Side Yard 5 feet from back of sidewalk or 10 feet.
( corner) back of curb if no sidewalk
exists unless adjacent parking
bay, then 3 feet from back of
sidewalk or back of curb if no
sidewalk. exists.
.:"
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Approval of the Site Development Review and Vesting Tentative Subdivision
Map (in particular consistency findings) depend upon the approval of the Planned
Development Rezone by the City Council. Therefore, staff recommends a condition of e
approva/that the approval of the Vesting Tentative Subdivision Map and Site
Development Review be contingent upon approval of the PD Rezone by the City
Council.
Vesting Tentative Subdivision Map:
A vesting tentative subdivision map is generally the same as a tentative
subdivision map. The major difference- is that with a vesting tentative subdivision map,
the subdivider "locks in" the ordinances, policies and standards in effect at the time the
application for approval of the vesting tentative subdivision map is complete,
Processing and analysis of a vesting tentative subdivision map and a tentative
subdivision map are the same, .
The internal circulation of the subdivision has been refined since the
environmental document was approved. Access to Sierra Court has been moved
approximately 20 feet to the east, which enables additional parking areas to be created.
Additionally the roads have been slightly modified to increase public safety access to the
units. These minor modifications are not considered significant in terms of
environmental review because they reduce impacts rather than create new ones,
The revisions have created a better circulation system and lot configuration. The
subdivision is proposed to be gated with primary access off of Dougherty Rd, and
secondary access off of Sierra Court. The main entry off of Dougherty Rd. has been
aligned to match the future extension of Scarlett Drive across Dougherty Rd.
Additionally, in the event a road is put through to the north, the entry area now provides
for a future intersection. Conditions of Approval have been added to ensure that all
improvements are completed to City standards (Exhibit 'C).
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As a condition of. approval, the subdivider will be required to pay all applicable
fees that have been approved by the City. This includes building permit fees, traffic
impact fees, and the public facilities fees. The public facilities fee will be required to be
paid at the multifamily rate, whic:h is what would be used for this density of project.
Additionally, a provision has been added to the conditions of approval so that should the
fee be reduced as a result of a recalculation currently underway, the subdivider pay the
lower rate. Should the fee be raised, the subdivider would only be required to pay the
currently approved fee of $3,332.00 per unit.
Site Development Review:
The purpose of the site development review process is to promote orderly,
attractive and harmonious site and structural development. It addresses building
location, architectural and landscape design and theme, vehicular and pedestrian
access, on-site~ circulation, parking and traffic impacts.
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Arch it ecture/De sign:
.
The attached plans illustrate the architecture and design of the units. The
architecture of the units combin~s popular elements of traditional design including
columns and arches into an eclectic style. Finish designs are primarily stucco with
accents of stone and shale,
The applicant has worked hard to create a positive design approach to the
project. The architecture of the homes conveys a 360 degree design, where elements
of design are carried around the home. The color scheme of the project has been
modified slightly from the color copies with your packet (Attachment 4), The applicant
has revised the materials and colors to create more options of trim and a well thought
out color palette (color and material boards will be on display at the meeting),
The roofs are heavily featured in the development and become an integral part
of the design and environment created by the project. The proposed house design is a
heavy type of style, featuring stucco and stone. Generally this type of house would
have a heavier concrete tile roof which would balance the house. The applicant is
proposing composition roofs with shadow bands to simulate depth and texture, This
type of shingle is available in three grades, The applicant is proposing the middle grade
(Shadowband Dimensional/3D), A townhome project presently under construction,
California Highlands (Donlan Canyon), is presently using the heavier grade of shingle
(Shadowband Dimensional/4D).
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Presently, the City does not have a policy that encourages Dr restricts the use of
composition shingles. Staff feels that if composition tile is to be used, it should be the
heaviest grade that will create the maximum amount of texture and depth on the house.
Therefore, we have added as a condition of approval the requirement that the heavier
shingle be.used. Additionally, the CC&Rs would require homeowners in the future to
replace roof shingles with those of the same grade,
Site Plan:
The site plan has been carefully designed to open up the look of the project by
strategically locating single story units at comer areas. The Subdivider has also
provided a housing plan that would have a second story on only one side of the house
(Unit 11 without a loft). This will help to break up the two story roof lines in the
development thereby providing a more open look.
.
Single story plans tend to have larger footprints and take up a larger portion of a
lot. Therefore, the subdivider is proposing that in those instances where the single story
is on a corner adjacent a particular two story ( unit 10 backing up to the side yard of a
unit 12 in your elevations) a special type of easement be used. This "exclusive access
easement" will enable the homeowners in the single story plan to use as a rear yard the
other homeowner's side yard (see Exhibit A). Nothing could be built in this area by
either homeowner and both homeowners would have the ability to access this area for
maintenance of their homes. To ensure privacy for both homeowners, special house
design considerations have been taken. In those houses (unit 12) that would not have a
side yard ~djacent the single story house (unit 10), windows of that home would be high
5
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or glass block, This "exclusive access easement" concept has been used successfully
in other cities.
Staff has worked extensively with the developer and their architects on
the site plan for the development. We believe that the orientation of the homes, window
placement, comprensiveness of architectural detail in conjunction with the placement of
each home has been carefully crafted for small lots without sacrificing quality of design.
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LandscapingMlalls:
The Site Plan and Prelim)nary Landscape Plan provides for a wide variety of
street trees, shrubs, vines, perennials and ground covers. The twelve foot wall along
the western perimeter of the site (required to mitigate noise), will be buffered by a small
landscape area so that vines and shrubs can buffer the effect of the wall. The
landscaping along Dougherty Road will be an average of 8 feet wide with variations in
depth to provide visual variety. .
The walls along the perimeters of the development, at Dougherty and along the
western property line, have been designed to integrate into the development. The wall
will be stucco finished and painted on both sides. The 12 foot wall along the western
perimeter will occasionally be off set two feet to provide visual relief and additional
planting area. The wall along Dougherty will have more variety in placement, to
correspond with the variety of planting setbacks.
Staff feels that the applicant has created a project that shows a consistency of
design. This is reflected through the integration of all the components of the project,
architecture, site plan design and landscaping.
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This project has been reviewed by other City Departments and affected
agencies. Their comments have been incorporated into the Conditions of Approval
(Exhibit C), -
Staff recommends that the Planning Commission adopt the Resolution
recommending approval of the Planned Development Rezone (Exhibit B) and approving
the Vesting Tentative Subdivision Map and Site Development Review (Exhibit C) for PA
96-014, Trumark Homes,
********
A IT ACHMENTS:
Exhibit A:
Plans: 1)
2)
3)
Vesting Tentative Subdivision Map
Elevations and Site Plan
Conceptual Landscape Plans
Exhibit B:
Resolution of the Planning Commission Recommending Approval
of the Planned Development Rezone to the City Council
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Exhibit C:
Resolution of the Planning Commission Approving the Vesting
Tentative Subdivision Map and Site Development Review
Backoround Attachments:
Attachment 1:
Attachment 2:
Attachment 3:
Attachment 4:
Attachment 5:
G:\PA950J4\6-4PCSR
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Letter to the Planning Department from Zone 7 dated May 29,
1996
City of Dublin Site Development Review Standard Conditions and
City of Dublfn Residential Security Requirements
City of Dublin Public Works Department Typical Public Works
General Conditions of Approval (4/96)
Color design packet of project (available to Planning
Commissioners - See Exhibit A, No, 2, for black and white copy)
Mitigation Monitoring Program (approved May 14, 1996)
7
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