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HomeMy WebLinkAboutOrd 07-22 Amending the Zoning Map and Approving a Planned Dev Zoning District with Stage 1-2 Dev Plan for Inspiration Drive Assisted Living ProjectOrd. No. 07-22, Item 4.8, Adopted 06/07/2022 Page 1 of 8 ORDINANCE NO. 07 – 22 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN AMENDING THE ZONING MAP AND APPROVING A PLANNED DEVELOPMENT ZONING DISTRICT WITH A STAGE 1 AND STAGE 2 DEVELOPMENT PLAN FOR THE INSPIRATION DRIVE ASSISTED LIVING PROJECT PLPA 2020-00045 (APNs 941-0022-006-00) The Dublin City Council does ordain as follows: SECTION 1. RECITALS A. The Applicant, Steve Ring of Fulcrum Development, is proposing to develop an 84-bed assisted living facility on Parcel 3 of the Valley Christian Center Property located at 7500 Inspiration Drive. Requested approvals include a Planned Development Rezone with a related Stage 1 and Stage 2 Development Plan, Site Development Review Permit, and Tentative Parcel Map. These planning and implementing actions are collectively known as the “Inspiration Drive Assisted Living Project” or the “Project.” B. The Project site is 4.68 acres located on the northwest corner of Inspiration Drive and Dublin Boulevard, which is a portion of the larger 12.7-acre parcel located on the east side of Inspiration Drive (Parcel 3; APN 941-0022-006-00). C. The existing General Plan land use designation for the project site is Public/Semi-Public. D. The Project site is located within Planned Development Zoning District Ordinance No. 07- 03. E. The California Environmental Quality Act (CEQA), together with the CEQA Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. F. In 2003, the City Council adopted a Resolution certifying an Environmental Impact Report (EIR) and adopted findings and a Mitigation Monitoring and Reporting Program for the Valley Christian Center Expansion/Master Plan project (Resolution No. 92-03, incorporated herein by reference). G. In 2018, the City adopted a Supplemental Mitigated Negative Declaration supported by an Initial Study (2018 Supplemental IS/MND) to evaluate proposed changes to the Valley Christian Center Expansion Program, including conversion of the softball field to a football athletic field, expansion of an existing athletic field to accommodate the relocated softball field, construction of a central plaza, and associated parking and landscape improvements. H. The City prepared a Initial Study to determine whether supplemental environmental review was required for the proposed Project under CEQA standards. The Initial Study examined whether there were substantial changes to the proposed development, substantial Ord. No. 07-22, Item 4.8, Adopted 06/07/2022 Page 2 of 8 changes in circumstances, or new information, any of which would result in new or more severe significant impacts than analyzed in the prior Valley Christian Center EIR and 2018 Supplemental MND or whether any other standards for supplemental environmental review were met. I. Upon completion of the Initial Study it was determined that there were new potentially significant impacts associated with the project related to aesthetics, air quality, biological resources, cultural resources, geology and soils, hydrology and water quality, and noise and, therefore, a Supplemental Mitigated Negative Declaration was prepared to analyze those impacts and identify mitigation measures to reduce the impacts to less than significant. J. The Supplemental Mitigated Negative Declaration/Initial Study was circulated for public review from November 18, 2021 - December 17, 2021. K. The City of Dublin received no comment letters during the public review period. L. On April 26, 2022, the Planning Commission adopted Resolution No. 22-05 recommending that the City Council adopt the Supplemental Mitigated Negative Declaration and approve amendments to the Zoning Map, an amendment to Planned Development Zoning Ordinance No. 07-03, a Planned Development Rezone with a related Stage 1 and Stage 2 Development Plan, a Site Development Review Permit, and Tentative Parcel Map No. 11241 for the Project, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours. M. On May 17, 2022, the City Council held a properly noticed public hearing on the Project, including the Supplemental Mitigated Negative Declaration at which time all interested parties had the opportunity to be heard. N. A Staff Report, dated May 17, 2022, and incorporated herein by reference, described and analyzed the Project, including the Amendment to Planned Development Zoning District Ordinance No. 07-03, Planned Development Rezone and related Stage 1 and Stage 2 Development Plan, Site Development Review, Tentative Parcel Map No. 11241 and Supplemental Mitigated Negative Declaration, for the City Council. O. On May 17, 2022, the City Council adopted Resolution No. 50-22 adopting the Supplemental Mitigated Negative Declaration and Mitigation and Monitoring Reporting Program for the project, and the City Council considered the Supplemental Mitigated Negative Declaration as well as the prior Valley Christian Center EIR, 2018 Supplemental MND to the Valley Christian Center EIR and all above-referenced reports, recommendations, and testimony before taking any action on the Project. P. The City Council did hear and use independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. SECTION 2: FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. Ord. No. 07-22, Item 4.8, Adopted 06/07/2022 Page 3 of 8 1. The Assisted Living Project (“the Project”) Planned Development zoning meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that is consistent with the General Plan and protects the integrity and character of the area by creating a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. The Project is planned comprehensively and will follow development standards tailored to the specific needs of the site. These standards will address issues such as building setbacks, architecture, landscaping and grading. The proposed development will blend with the natural features unique to the site through the use of design and planning. 2. Development of the Project under the Planned Development zoning will be harmonious and compatible with existing residential and semi-public development in the surrounding area in that the site will provide a residential care facility for the senior population from Dublin and surrounding areas. B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. The Planned Development zoning for the Project will be harmonious and compatible with existing and potential development in the surrounding area in that the proposed site plan has taken into account adjacent land uses and will provide a wide range of amenities to and for the community within the development and the surrounding neighborhoods. The Project is consistent with the surrounding land uses and has been approved for development in the Stage I Planned Development. 2. The Project site conditions were documented in the VCC EIR and Supplemental Mitigated Negative Declaration that have been prepared, and the environmental impacts that have been identified will be mitigated to the greatest degree possible. The area of the site proposed for development was previously graded and there are no site challenges that were identified in the EIR, which could not be mitigated, that will present an impediment to utilization of the site for the intended purposes. 3. The Planned Development zoning is consistent with the General Plan policies and the City’s Zoning Ordinances enacted for the public health, safety and welfare. The Project will not adversely affect the health or safety of persons residing or working in the vicinity or will it be detrimental to public health, safety or welfare. The Project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures. Additionally, no noxious odors, hazardous materials, or excessive noises will be produced. 4. The Planned Development zoning is consistent with and in conformance with the Dublin General Plan land use designation of Public/Semi-Public, which allows for quasi-public uses such as senior centers, special needs program facilities and other similar services and benefit to the community. SECTION 3: ZONING MAP AMENDMENT 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 property described below to a Planned Development zoning Ord. No. 07-22, Item 4.8, Adopted 06/07/2022 Page 4 of 8 district and supersedes and replaces the previously adopted Planned Development zoning district (Ordinance No. 07-03): 4.68 acres at Inspiration Drive and Dublin Boulevard; a portion of APN 941-0022-006 (“the Property”). A map of the rezoned area is shown below: SECTION 4. APPROVAL OF STAGE 1 AND STAGE 2 DEVELOPMENT PLAN The regulations for the use, development, improvement, and maintenance of the Property are set forth in the following Stage 1 and Stage 2 Development Plan for the 4.68-acre property, which is hereby approved. Any amendments to the Stage 1 and Stage 2 Development Plan shall be in accordance with Section 8.32.080 of the Dublin Municipal Code DMC) or its successors. Stage 1 and Stage 2 Development Plan This is a Stage 1 and Stage 2 Development Plan pursuant to DMC Chapter 8.32. This Development Plan meets all the requirements for both a Stage 1 and Stage 2 Development Plan and is adopted as part of the PD-Planned Development rezone for the Inspiration Drive Assisted Living Project (PLPA-2020-00045). The Planned Development zoning district and this Stage 1 and Stage 2 Development Plan provides flexibility to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and provisions of DMC Chapter 8.32 are satisfied. 1. Statement of Uses. Permitted Uses (as defined by the Zoning Ordinance): Community Care Facility/Large Similar and related uses as determined by the Director of Community Development Ord. No. 07-22, Item 4.8, Adopted 06/07/2022 Page 5 of 8 Conditional Uses: None Accessory Uses: As provided for in the regulations and procedures of the Zoning Ordinance 2. Stage 1 and Stage 2 Site Plan. The site plan is shown below. 3. Site area, proposed densities, and development regulations. Maximum Beds 84 Maximum Faculty and Staff 26 (on-site at one time) Maximum Floor Area Ratio .50 Maximum Building Height: 40 feet Maximum lot coverage 35% Parking Spaces 1 per 3 employees on largest shift, plus 1 per 3 beds Parking Stall Dimensions Standards Per Chapter 8.76 Off-Street Parking and Loading Regulations of the Dublin Zoning Ordinance Minimum Setbacks 10’ front yard 10’ side yard 15’ rear yard Signage Pursuant to an approved Master Sign Program 4. Phasing Plan. The project site will be graded, improved, and constructed as a whole in one phase. Ord. No. 07-22, Item 4.8, Adopted 06/07/2022 Page 6 of 8 5. General Plan Consistency. The project is consistent with the General Plan land use designation of Public/Semi-Public, which includes senior centers, special needs program facilities and other similar services that provide benefits to the community. The Public/Semi-Public land use designation also permits a floor area ratio of .50. 6. Inclusionary Zoning Regulations. The project is not subject to the Inclusionary Zoning Regulations (Chapter 8.68) for the provision of affordable housing because the regulations apply only to residential development projects of 20 units or more. 7. Preliminary Landscape Plan. The landscape design of the project shall reflect the following standards: • Utilizing the Dublin Streetscape Master Plan Plant Selections, utilize plants recommended and that are suitable to the Dublin climate for drought resistance and fire safety. • The plant selection should be considered low and moderate use of water based upon the WUCOLS IV list for this region. • Sufficient landscape screening should be utilized to create natural space between building structures when possible. • Streets trees should be selected from a plant palette and considered moderate or low water use. Trees should match existing street trees whenever possible. 8. Architectural Standards. The design of future buildings on the project site shall be compatible with the development patterns of the area and complement surrounding uses. Scale and massing shall be compatible to the surrounding area and human-scale elements shall be implemented where appropriate. Long, monotonous wall planes shall be avoided, and massing breaks shall be implemented to provide depth and visual interest. Horizontal changes in plane are encouraged. Building roof forms shall consist of lower height or flat roof construction to confirm with the hillside topography and using a stepped approach to height to create a sense of hillside integration shall be used whenever possible. The form of the roof should relate to the form of the building and mechanical equipment screened from the public, when feasible. Architectural style shall draw inspiration from nearby examples in the area but have a modern form that is complementary. Building designs shall implement a transitional style between residential and commercial development. In general, high-quality commercial- grade materials shall be used and the use of stucco, stone, brick, fiber cement siding, metal seam is encouraged. Colors chosen shall be neutral in nature and avoid bright, harsh primary colors. Ord. No. 07-22, Item 4.8, Adopted 06/07/2022 Page 7 of 8 9. Aerial Photo. 10. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in this Stage 1 and Stage 2 Development Plan, the use, development, improvement, and maintenance of the property shall be governed by the R- M (Multi-Family Residential) zoning district DMC Section 8.32.060.C. No development shall occur on this property until a Site Development Review Permit has been approved. SECTION 5: SEVERABILITY The provisions of this Ordinance are severable and if any provision, clause, sentence, word or part thereof is held illegal, invalid, unconstitutional, or inapplicable to any person or circumstances, such illegality, invalidity, unconstitutionality, or inapplicability shall not affect or impair any of the remaining provisions, clauses, sentences, sections, words or parts thereof of the ordinance or their applicability to other persons or circumstances. SECTION 6. POSTING OF ORDINANCE The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three public spaces in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. SECTION 7. EFFECTIVE DATE This Ordinance shall take effect 30 days following its adoption. Ord. No. 07-22, Item 4.8, Adopted 06/07/2022 Page 8 of 8 PASSED, APPROVED AND ADOPTED this 7th day of June 2022, by the following vote: AYES: Councilmembers Hu, Kumagai, and McCorriston NOES: Councilmember Josey and Mayor Hernandez ABSENT: ABSTAIN: ______________________________ Mayor ATTEST: _________________________________ City Clerk