HomeMy WebLinkAboutItem 6.1 PD Rez ScarlettDuplexCITY CLERK FILE #0450-30
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: September 5, 2000
SUBJECT:
PUBLIC HEARING - PA 99-030 Trumark Companies Scarlett Place
Duplexes, Planned Development (PD) Rezone/Development Plan
(Report prepared by: Andy Byde, Associate Planner)
ATTACHMENTS:
1. City Council Ordinance adopting a Planned Development (PD)
Rezone/Development Plan (with Development Plan attached as Exhibits
A1 and A-2)
2. City Council Staff Report dated August 15, 2000 and Planning
Commission Staff Report dated July 25, 2000, incorporated herein by
reference*
* Not attached, but available at the Planning Department, City Hall
RECOMMENDATION:
2.
3.
4.
5.
6.
7.
Hear Staff Presentation
Open Public Hearing
Hear Applicant's Presentation
Question Staff, Applicant and the Public
Close Public Hearing
Deliberate
Waive reading and adopt Ordinance Attachment 1 amending the
Dublin Zoning Ordinance to a Planned Development (PD)
Rezone/Development Plan (with Development Plan attached as
Exhibits A-1 and A-2), and
PROJECT DESCRIPTION:
The applicant has proposed a 60-unit, duplex project on the site. Individual homeowners would own each
unit and respective rear yards and Homeowners Association would own and maintain the on-site
landscaping, outside of the rear yard areas. To provide access to the subject property, the applicant would
construct a portion of the Scarlett Drive extension (approximately half of the extension), from Dougherty
Road to Houston Place. A recommended condition of project approval would require the developer to:
(1) disclose the construction of the second half of Scarlett Drive to potential home buyers; and (2)
construct a sign at the temporary terminus of Scarlett Drive indicating that Scarlett Drive will be extended
from Houston Place to Dublin Boulevard in the future. The 7.14 acre site would be reduced as a result of
the fight-of-way dedications necessary for Scarlett Drive, Dougherty Road, and Houston Place.
COPIES TO: The Applicant
Property Owner
PA File
ITEM NO.
G:XPA#\1999\99-030\cc staff rpt 9-5-00.doc
BACKGROUND
City Council Action:
At a public hearing held on August 15, 2000, the City Council introduced the Ordinance adopting the
Planned Development Rezoning and Development Plan for the project. After the public hearing, the
Ordinance was scheduled for a second reading at the September 5, 2000 City Council meeting. As
required by the Dublin Municipal Code, a second reading is necessary prior to final adoption of the
rezoning ordinance, which will classify the site as a PD (Planned Development) District, with a
Development Plan establishing regulations for the use, development, improvement and maintenance of
the property. The proposed PD zoning would be consistent with the Dublin General Plan policies and
land use designation for the site.
RECOMMENDATION:
Staff recommends the City Council open the Public Hearing, deliberate, waive the second reading and
adopt the Ordinance establishing a Planned Development Zoning District for the Site.
2
ORDINANCE NO. - 00
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY,
LOCATED ON THE EAST SIDE OF DOUGHERTY ROAD, IMMEDIATELY SOUTHEAST
OF THE PARK SIERRA APARTMENT COMPLEX AND FURTHER IDENTIFIED AS
APN 941-550-22-5 TO A PLANNED DEVELOPMENT ZONING DISTRICT
ESTABLISH GENERAL PROVISIONS AND ADOPT A DEVELOPMENT PLAN
FOR PA 99-030, TRUMARK COMPANIES-SCARLETT DRIVE
WHEREAS, Trumark Companies CApplicant/Developer") have requested approval of a Planned
Development Rezone to establish General Provisions and Development Regulations for a residential
development consisting of 60 Duplexes on approximately 4 net acres, located on the east side of
Dougherty Road, immediately southeast of the Park Sierra apartment complex and further identified as
APN 941-550-22-5; and
WHEREAS, Applicant/Developer has submitted a completed application for a Planned
Development Rezone and a Stage 1 and Stage 2 Development Plan as required by Chapter 8.32 of Title 8
of the Dublin Municipal Code which meets the requirements &said Chapter; and
WHEREAS, a completed application for a Planned Development Rezone is available and on file in
the Dublin Planning Department; and
WHEREAS, a Mitigated Negative Declaration has been adopted for this project with the finding
that with the implementation of mitigation measures contained in the Initial Study, there will be no
significant environmental impacts; and
WHEREAS, the Planning Commission did hold a public hearing on said application on July 25,
2000, with proper notice of said hearing given in all respects as required by law; and
WHEREAS, the Planning Commission has recommended approval of the Planned Development
Rezone and the Development Plan for PA 99-030; and
WHEREAS, a properly noticed public hearing was held by the City Council on August 15, 2000;
and September 5, 2000; and
WHEREAS, a Staff Report was submitted recommending that the City Council approve the
application; and
WHEREAS, on August 15, 2000, the City Council adopted a Mitigated Negative Declaration and
Mitigation Monitoring Program for PA 99-030; and
WHEREAS, pursuant to Section 8.32.070 and 8.120.050 of the Dublin Municipal Code, the City
Council makes the following findings:
1. The proposed Planned Development Zoning meets the intent and purpose of Chapter 8.32
of the Zoning Ordinance because it provides a comprehensive Development Plan which will create a more
desirable use of land than would have been provided under existing zoning or in combination with any
Attachment 1
other existing Zoning District. Additionally, the Planned Development will create an environment that is
sensitive to environmental features by virtue of the site layout and building architecture. The proposed
Development Plan is also consistent with the General Plan land use category of Medium-High Density
Residential. The Development Plan has a density of 15 units per acre which is consistent with the
Medium-High Density Residential density maximum of 25 dwellings per acre.
2. The subject site is physically suitable for the type and intensity of the PD Multi-Family
Zoning District because it is a relatively level vacant site, of sufficient size to accommodate the proposed
project, and is near all necessary public facilities.
3. Development under the Planned Development District Development Plan will be
harmonious and compatible with existing and future development in the surrounding area.
4. The proposed Amendment will not adversely affect the health or safety of persons residing
or working 'in the vicinity, or be detrimental to the public health, safety or welfare because the
Development Plan has been designed in accord with the Dublin General Plan and mitigation measures
contained in the Mitigated Negative Declaration.
5. The Planned Development Rezone is harmonious and compatible with existing and
potential development in the surrounding area because design elements and conditions of approval of Site
Development Review insure that impacts to surrounding existing and potential development are
insignificant; and
YVItEREAS, the City Council did hear and use their independent judgment and considered all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, 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:
4.01 net acres, located on the east side of Dougherty Road, immediately southeast of the Park Sierra
apartment complex and further identified as APN 941-550-22-5.
A map of the rezoning area is shown belowi
SECTION 2.
The regulations of the use, development, improvement, and maintenance of the Property are set
forth in the Development Plan for the Trumark Companies-Scarlett Place (Exhibits A-1 & A-2, hereto)
which are 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. The Planned Development Rezone shall
be in substantial conformante of the Land Use and Development Plan (comprised of the Tentative Map
and Site Development Review) with the General Provisions and Development Standards approved with
this Planned Development Rezone.
SECTION 3.
Except as provided in the Development Plans, the use, development, improvement and
maintenance of the Property shall be govemed 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.
SECTION 5.
This Ordinance shall take effect and be enforced thirty (30) days from and after its passage.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 5th day of September
2000, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Mayor
City Clerk
K2/G/9-5-00/ord-trumarkdoc (Item 6.1)
G:pa/99/99-030/cc pd fez reso.doc
DEVELOPMENT PLAN
GENERAL PROVISIONS AND DEVELOPMENT STANDARDS
PLANNED DEVELOPMENT REZONE
PA 99-030 TRUMARK TOWNHOMES
SCARLETT PLACE
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance for the Trumark Companies (Scarlett Place Subdivision), PA 99-
030 located on the former rail road right-of-way located on the east side of
Dougherty Road, immediately east of the Park Sierra apartments, and
further identified as APN 941-550-22-5. This Development Plan meets all of
the requirements for Stage 1 and Stage 2 review of the project.
This Development Plan includes Tentative Tract Map 7181 and Site Development
Review plans, other plans, exhibits, and written statements contained in the PA
99-030 file, 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 and
provisions of Section 8.32 of the Zoning Ordinance, are satisfied.
A. General Provisions
Intent: This PD District rezone is to establish, provide for and regulate the development
of the Scarlett Place Subdivision. Development shall be generally consistent with the
Land Use and Development Plan.
2. Zoning: PD Residential - (General Plan Land Use Designation: Medium-High Density
Residential)
3. Permitted Uses: The following principal uses are permitted by the PD Residential
District:
Residential development limited to:
Single Family Duplex Units
60 Residential Units
4. Prohibited Uses: The following uses are prohibited in this PD Residential District:
a. Field Crops
b. Orchards
c. Plant Nurseries
1 Exhibit A-1
d. Greenhouses used only for cultivation of plant materials for sale
e. Hospital
f. Second Units
5. Conditional Uses: All conditional uses in the R-M District are conditional uses in the
PD Residential District with the exception of prohibited uses listed above.
Dublin Zoning Ordinance: Applicable requirements except as specifically modified by
the provisions of this PD District Rezone, all applicable general requirements and
procedures of the Dublin Zoning Ordinance R-M District shall be applied to the area
designated in this PD District Rezone.
Site Plan & Architecture: See attached site and'elevation plans contained in
Attachment 3, Development Plan. This Development Plan applies to the 4-acres shown
on this plan. Any modifications to the project shall be substantially consistent with these
plans and of equal or superior materials and design quality.
8. Density: The density of the proposed development for the 4 acres is 15 dwelling units
per acre.
B. Development Standards
Development Standards within this PD Residential are as follows:
Building Setbacks:
a. Public Street
b. Between Garage Faces
8 feet minimum from right of way line
30 feet minimum
Note: Sectional garage doors with automatic openers are required for all residences.
Note: Architectural projections such as eaves, enclosed porches, balconies, wing walls,
fireplaces, bay windows, etc. may project up to 4' into any required setback area. Air
conditioning units shall be screened from on and off-site views and shall be placed so as
to minimize any noise intrusion into any adjacent residential unit.
Residential Massing and Maximum Building Height: Variations in building elements,
elevation stepping and roof heights are encouraged to break the visual linearity and
potential consistent height of the large structures. Three story elements should be stepped
back. The maximum building height shall be 33 feet.
Parking/Garages: Garage access shall be from interior private driveways. Two enclosed
parking spaces shall be provided for each residential unit. Garage parking shall measure
a minimum of 19 by 19 feet. Guest parking shall be provided in close proximity to the
residential units that they are intended to serve. CC & R's shall ensure the on-site
parking stalls (excluding the individual garages) shall remain unreserved and open to
guests. CC & R's shall also prohibit the on-site storage of recreational vehicles within the
2 Exhibit A-1
on-site parking stalls. Additionally, the CC&R's shall state that the parking stalls within
each garage shall be maintained so as to not preclude the parking for two vehicles.
Trash Receptacles/Enclosures: Each residential unit shall have enclosed storage space
for trash cans and recyclable containers. This space shall be within each respective unit' s
garage. Enclosures for trash and recyclable items not contained within the garage area,
shall be subject to review by the Planning Department. CC & R's shall prohibit
unenclosed exterior storage of trash and recyclable materials.
4. General Provisions
The project developer shall, prior to Final Map approval, construct a sign at the
temporary terminus of Scarlett Drive indicating that Scarlett Drive will be extended from
Houston Place to Dublin Boulevard in the future, subject to review and approval by the
Director of Public Works. The project applicant/developer, shall prior to Final Map
approval, provide payments of off-site infrastructure, payment of public facilities impact
fees, affordable housing fees, and other provisions deemed necessary by the City to find
the project consistent with the Dublin General Plan and Zoning Ordinance.
As part of Final Map approval, the dedication for ownership of open space, parkways and
other landscaped areas shall be designated. No credit for these areas and improvements
shall be given towards parkland dedication requirements. All facilities and landscaping
within the open space and common areas shall be subject to approval of the Community
Development Director.
The developer shall be required to pay all applicable fees, including a Public Facility Fee
in the amounts and at the times set forth in City of Dublin Resolution No. 60--99, adopted
by the City Council on April 6, 1999, or in the amounts and at the times set forth in any
resolution revising the amount of the Public Facilities Fee.
Subsequent additions to residences are prohibited.
3 Exhibit A~I
A map of the property is shown.'
4 Exhibit A-1
<)
WALL:
pARKiNG
(SEE DETAJL C, BELOV~
WALLS ' (SEE DETAIL B, BELOW)
HOMEOWNER PRIVATE REAR YARDS
PRECAST SOUNDWALL
(SEE DETAIL A, BELOW)
EMERGENCY VEHICLE ACCESS --
WITH GRASSCREE PAVING
VEHICLE TURNAROUND
ON-STREET pARKING
' SIDEWALK
IGH pRECAST SOUNDWALL
(SEE DETAIL A, BELOW)
HOMEOWNER REAR yARDS
CROSSWALK
PRECAST SOUNDWALL J' 8' PRECAST SOUND WALL
(SEE DETAILA, BELOW) (SEE DETAILA1, BELOW)
MASTER LANDSCAPE PLAN
SCARLETT PLACE
/
J. ,'., .GooDNEiGHBoRwooB
(SEE DETAIL C, BELOW)
6' HIGH TUBE STEEL FENCE
(SEE DETAIL D, BELOW)
VINES ON FENCE
Dublin, California
SHRUB LEGEND
NOTES:
- Off*site improvements to be coordinated wiih Alameda Co.
-Southcrn wall boundW to bo coordinaled with A~chstone pmjecL
TRUMARK COMPANIES
/
SITE
·
VESTING TENTATIV-E MAP
TRACT 718t - SCARLETT PLACE
CITY OF' DUBLIN, ALAMEDA COUNTY, CALIFORNIA
VI_ClkrtTY MAP
LEGEND
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ABBREVIATIONS
SITE INDEX MAP
,,
DOUGHERTY ROAD
SCARLFTI' DRIVE
~PLACE
SHE~'T INDEX
GENERAL NOTES
5'ECTION A--A
~ SECT{ON B-B
WI~IGIi'T
5"EC"IION C-C
SEC'IION D-D
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SEE SHEET If6
TRACT 7181 - 8CARLETT PLA
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MATCH LINE ISEE TOP RIGHT)
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MATCH LINE ISEE BOTTOM LEFT]
VESTIN{~ TENTATIVE MAP
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PRELIMINARY 8CARLETT DRIVE ALIGNMENT AND 8TRIPINe PLAN
TRACT 7181 - SCARLETT PLACE ~ss~lat~