HomeMy WebLinkAboutItem 6.1 EdenHousing Stg1&2 CITY CLERK
File # 450-30
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: June 3, 2003
SUBJECT: PUBLIC HEARING: PA 03-003 Eden Housing -Planned Development
Rezoning Stage 1 & 2 Development Plan (second reading)
(Report Prepared by: Jerry Haag, Consulting Planner) ~
ATTACHMENTS:
1. Ordinance adopting a Planned Development (PD) Stage 1 & 2 Rezoning
(with the following Exhibits attached: Exhibit A-1, Stage 1 & 2
Development Plan and, Exhibit A-2 Rezoning Exhibit)
RECOMMENDATION: 1. Open Public Hearing and receive Staff report and public testimony
2. Question Staff, Applicant and the Public
3. Close public hearing and deliberate
~ 4. Waive the Reading and adopt Ordinance adopting a Planned
Development (PD) Stage 1 & 2 Rezoning (Attachment 4, with the
folloWing Exhibits attached: Exhibit A-1, Stage 1 & 2 Development
Plan and, Exhibit A-2 Rezoning Exhibit)
FINANCIAL STATEMENT: A portion of the project construction costs would come from the City's
Affordable Housing Fund.
PROJECT DESCRIPTION:
The project site is located at the rear of the former Dublin Branch Library on the south side of Amador
Valley Boulevard just north of Downtown Dublin. The library has closed and the northerly portion of the
site is planned to be developed as the Dublin Senior Center. The Applicant is requesting approval of a
housing project on .58 acres that includes construction of 54 apartment units with 53 of these units
targeted to low-income senior households in Dublin. One of the units would be reserved for an on-site
manager and would not be income restricted.
The apartments would be located in a single four-story building (three floors of apartments over ground-
level parking). The building would be elevator served and contain activity and gathering places for future
residents. On-site management as well as recruitment and screening of residents would be the
responsibility of Eden Management, Inc., a wholly owned subsidiary of Eden Housing. Primary funding to
construct the proposed project is being sought from low income tax credit allocations and Federal HUD
sources with supplemental ftmding from the City's Affordable Housing Fund. Low-income affordability
for the apartments would be guaranteed for at least 55 years.
COPIES TO: The Applicant/Owner
PA file
ITEM NO.
Surrounding land uses include retail commercial centers to the east, west and south of the site, with a
pedestrian pathway being planned from the housing complex to Dublin Place immediately to the south.
Multi-family residences and medical offices have been constructed to the north.
Planning Commission Action:
The Planning Commission, at its meeting of May 13, 2003, considered the Mitigated Negative
Declaration, the General Plan Amendment, Amendment to the Downtown Core Specific Plan, a Stage 1
and Stage 2 Planned Development Rezone and a Tentative Parcel Map to subdivide the Eden Housing
property from the future Senior Center site to the north. The Plmming Commission discussed linkages of
the proposed housing complex with surrounding uses and the proximity of services. The Planning
Commission unanimously recommended to the City Council approval of the Mitigated Negative
Declaration and associated Mitigation Monitoring Program, adoption of the General Plan and Specific
Plan amendments and approval of the Stage 1 & Stage 2 PD-Planned Development Rezone. The
Commission also unanimously approved a Site Development Review (SDR) application and the Tentative
Parcel Map contingent upon Council approval of the companion applications.
City Council Action:
The City Council, at its meeting of May 20, 2003, reviewed the Mitigated Negative Declaration, the
General Plan and Specific Plan Amendment and the Stage 1 & Stage 2 Planned Development Rezoning
and Development Plan. After testimony from Staff, the Applicant and the public, the City Council
unanimously adopted resolutions adopting the Mitigated Negative Declaration and the General Plan
Amendment and Specific Plan Amendments. Additionally, the City Council waived the first reading and
introduced the proposed Stage 1 & Stage 2 Planned Development Ordinance and related Development
Plan.
ANALYSIS:
As required by the City of Dublin Municipal Code, a second reading of the proposed Ordinance is
necessary prior to final adoption of the Planned Development zoning which would then become effective
30 days after the second reading.
RECOMMENDATION:
Staff recommends that the City Council: 1) Open Public Hearing and receive Staff report and public
testimony; 2) Question Staff, Applicant and the public; 3) Close public hearing and deliberate; and 4)
Waive the Reading and adopt Ordinance adopting a Planned Development (PD) Stage 1 & 2 Rezoning
(Attachment 1), with the following Exhibits attached: Exhibit A-l, Stage 1 & 2 Development Plan and,
Exhibit A-2 Rezoning Exhibit)
ORDINANCE NO. -03
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY AND APPROVE A RELATED
STAGE 1 AND 2 DEVELOPMENT PLAN FOR 0.58 ACRES FOR PA 03-003, EDEN HOUSING
AFFORDABLE HOUSING PROJECT LOCATED AT 7606 AMADOR VALLEY BOULEVARD
The Dublin City Council 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 0.58 acres of land located within the central portion of Dublin, south of the former
Dublin Branch Library along Amador Valley Boulevard at 7606 Amador Valley Boulevard
(Assessor's Parcel Number 941-305-0012-02.).
A map of the rezoning area is shown below:
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SECTION 2.
The regulations of the use, development, improvement, and maintenance of the Property are set
forth in the Planned Development (PD) Rezoning and Stage 1 & 2 Development Plan £or the Project Area
(Exhibits A-1 & A-2, hereto) which are hereby approved. The Stage 1 & 2 Development consists of a
Planned Development (PD) Stage 1 & 2 Rezoning and Development Plan for the 0.58-acre site.
Any amendments to the Stage 1 & 2 Development Plan shall be in accordance with section
8.32.080 of the Dublin Municipal Code or its successors. ~' ~ ~'i ~-~-'~ !L; '<3
G:~PA#~2003\03 -003\PDord.doc A~.&CH ~t .~
SECTION 3.
This Ordinance shall take effect and be enforced thirty (30) days following its adoption. 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.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 3rd day of June 2003,
by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
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Exhibit A-1 %-~ ~-~''~
STAGE 1 & STAGE 2 PD-PLANNED DEVELOPMENT
REZONING AND'DEVELOPMENT PLAN
PA 03-003-'EDEN HOUSING PROJECT
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Ordinance for the Eden Housing
Senior Housing project. This Development Plan includes a Site Plan, Neighborhood Landscape Plan and
Conceptual Architectural Designs dated "Received April, 30, 2003" and labeled Exhibit A-2 to the
Ordinance approving the Development Plan (City of Dublin Ordinance No. ___), on file in the Dublin
Planning Division. The Planned Development Zoning District allows the flexibility needed to encourage
innovative development while ensuring that the goals, policies and implementing programs of the General
Plan and provisions of Section 8.32 of the Zoning Ordinance are satisfied.
The Development Plan consists ora Stage 1 & Stage 2 Development Plan for the 0.58-acre site.
The following Stage 1 & Stage 2 Development Plan complies with the requirements of Section 8.32.040
A and B of the Dublin Zoning Ordinance and consists of the following provisions:
1. Zoning. The Eden Housing project site shall be zoned "Planned Development-Downtown Core
Specific Plan-Multi-Family Residential."
2. Statement of Proposed Uses. The following permitted and conditional uses shall be allowed
Permitted Uses:
Multi-family residences
Ancillary parking facilities
Related, normal and customary appurtenant facilities
Conditional Uses:
None
Temporary and Accessory Uses:
As allowed by the Dublin Zoning Ordinance.
3. Stage 1 and 2 Site Plan. The Stage 1 and Stage 2 PD Site Plan consists of Sheet 1 of the project
plans prepared by Chris Lamen & Associates dated "received May 2, 2003."
4. Site Area, Proposed Densities, Phasing Plan.
Site Area: 0.58 acres
Proposed Density: 93 dwellings per acre
Phasing: All construction in one phase.
5. Master Neighborhood Landscape Plan. The Master Neighborhood Landscape Plan is shown on
Sheet L-1 of the project plans, dated "received May 2, 2003" (thereafter, project plans).
6. General and Specific Plan Consistency. The applicant is requesting an amendment to the
existing Dublin General Plan Land Use Map from "Retail/Office to "High Density Residential
(25+ dwellings per gross acre)." The proposed land use designation would be consistent with the
following applicable Goals and Policies of the General Plan as follows:
· 2.1.1, Residential Land Use, Guiding Policy 2.1.1, Housing Availability, A: Encourage
housing of varied types, sizes and process to meet current and future needs of Dublin residents.
Analysis: The proposed project would provide a significant increase in the number of
affordable rental apartments and would be consistent with this goal.
· 2.1.1, Residential Land Use, Implementing Policy 2.1.1, Housing Availability, B: Designate
sites for residential development where site capability and access are suitable and where the
higher density would be compatible with existing residential development nearby. Analysis:
Based on the Initial Study prepared for the project, there are no constraints to developing the
site for high density senior housing in terms of access, traffic or any other. The nearest
residential development to the project site consists of medium density apartment projects on
the north side of Amador Valley Boulevard. The proposed project wouM therefore be
consistent with this General Plan goal.
· 2.1.3, Residential Compatibility, Guiding Policy 2.1.3 A: Avoid abrupt transitions between
single-family development and higher density development on adjoining sites. Analysis: The
proposed project is consistent with the policy since no single family residences exist near the
project site.
· 2.1.3, Residential Compatibility, Guiding Policy 2.1.3 C: Require a planned development
zoning process for all development proposals over 6.0 units per gross acre. Analysis: A Stage !
and Stage PD-Planned Development rezoning has been requested. Therefore, the proposed
project would be consistent with this policy.
The requested General Plan Land Use designation of High Density Residential would also be
consistent with the following applicable portions of the Draft Housing Element of the General
Plan.
· Goal A, To provide adequate sites to meet he City housing needs. Analysis: The proposed
project is consistent with the policy since an underutilized commercial site would be converted
to a housing site.
· Policy 2, Increase units produced in Dublin; increase sites appropriate for affordable housing
and accessible to downtown. Analysis: The proposed project would increase the number of
affordable housing units immediately north of and accessible to the downtown core. Therefore,
the proposed project would be consistent with this policy.
· Goal B, To increase the availability of housing affordable to low and moderate income
households. Analysis: Implementation of the proposed project would increase housing
availability for low and very low income households. It would therefore be consistent with
Goal B.
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· Policy 1, Promote development of affordable housing in Dublin. Analysis: The proposed
project would provide a new affordable housing project in the community and would be
consistent with this policy.
· Program B. 1.1, Cooperate with non-profit housing providers to develop units affordable to
very low and low income households. The City will market housing opportunities and assist
developers with construction of affordable housing through entering into a ground lease by
May 2003 for the former library site...to facilitate the construction of a low-income senior
housing development. Analysis: Eden Housing, Inc, a non-profit housing builder is the
applicant for this project and the proposed project precisely follows the program outlined in
the draft Housing Element.
7. Inclusionary Zoning Requirements. The project has been designed to meet the specific needs of
seniors and will in all probability cover the very low and extremely low income levels (below 50%
of the median income), specific findings regarding the City's present inclusionary zoning
ordinance have been made in the Planned Development Resolution (Attachment 3) waiving the
moderate and low income requirements (Chapter 8.68.040E) by the City Council and approving
the Project proposal as meeting the requirements and intent of the Ordinance.
8. Development Regulations. Development regulations for the Eden Housing Senior Housing
project shall be as follows:
Parcel area and dimensions
As shown on project plans.
Setbacks
Minimum 10 feet, may include maximum 2' projections for exterior stairwells, utility facilities
and similar non-habitable facilities.
Height and Number of Stories
Maximum of four stories or 50 feet, whichever is less. Building height shall not include chimneys,
ventilation Stacks, elevator towers, or similar small projections, so long as any projections do not
exceed 10 feet above the top of the roof.
Accessory Structures
None shall be allowed.
On-Site Parking
On-site parking shall be provided at a ratio of 0.56 spaces per unit, including handicapped spaces.
9. Architectural Standards and Guidelines. Architectural Standards and Guidelines for the Stage 1
& Stage 2 Planned Development Plan are as follows.
Overall architectural theme
The design and architectm'al theme for the Eden Housing senior housing project shall be
"California Classic," intended to have a high degree of consistency and compatibility with the
Dublin Senior Center. Design elements shall include, but not limited to, compatible roof lines and
roof pitches, use of corbels under roof eves, use of decorative wrought iron railings and overall
similar scale and massing.
Facade Design and Colors
Exterior colors for the Eden Housing project shall match, to the highest degree feasible, the color
palette used for the Dublin Senior Center. Final color selection for the Eden Housing project shall
be approved by the Dublin Community Development Director.
Landscaping of setback areas
All setback areas shall be landscaped and maintained in a neat and weed-free conditions, Dead or
dying plant material shall be replaced as soon as possible. Exterior utility facilities, including but
not limited to water backflow preventers, shall be landscaped or screened.
Final landscape and irrigation plan
Final landscape and irrigation plans shall be submitted to the Dublin Community Development
Department for final approval. Plans shall comply with City of Dublin and DSRSD water efficient
landscape standards. Irrigation plans shall employ drip systems or similar to minimize water use.
Pedestrian circulation
Pedestrian paths shall be facilitated between the Eden Housing project and the adjacent Dublin
Senior Center and the Target retail center to the south.
Address Plan
An addressing plan for all dwelling units shall be installed as approved by the City of Dublin
Planning and Police Departments and the Alameda County Fire Department.
Final Lighting Plan
A Final Lighting Plan shall be prepared and approved by the Dublin Planning Division and Dublin
Police Services Department. The Lighting Plan shall indicate minimum illumination levels as
required by the City Non-Residential Security Ordinance (or as specified by the Police Services
Department). All lenses shall be equipped with cut-off devices to minimize spillover of unwanted
light.
Master Sign Plan
A Master Sign Plan shall be approved by the Dublin Community Development Department
indicating the type, size, location, method of illumination (if any) and proposed sign copy.
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11. Dublin Zoning -Applicable Requirements. Unless otherwise specified herein, all other
provisions of the Dublin Zoning Ordinance shall apply to the Eden Housing project. The base
zoning district for this site shall be R-M.
12. Compliance with PD Plans. The project shall comply with the project plans and details as shown
in Exhibit A-2 and all follow on final plans, including but not limited to lighting plans, sign plans
and landscape plans, except as modified herein. Project plans are incorporated by reference.
g:\pa#L2003\03-003\cc reso pd. doc
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CHRIS LAMEN
PLANT MATERIAL KEY AND SOHEDULE OF 81ZES:
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4. ~TAbL 8' ~ I~ORT T~fL OV~ ALL ABEAS PLANTIN~
TENTATIVE PARCEL MAP 8144