HomeMy WebLinkAboutItem 9.1 PA 89-062 Hansen Hill/Bren Co. Planned DevelopmentCITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: December 2, 1991
TO: Planning Commission
FROM: Planning Staff im- a(14
PREPARED BY: Maureen O'Halloran, Senior Planner
SUBJECT: Review of PA 89-062 Hansen Hill/Bren Co. Planned
Development
GENERAL INFORMATION:
PROJECT:
Planning Commission Review of the Hansen Hill/Bren
Company Planned Development pursuant to Condition
#24 of the PD General Provisions (Resolution 129-
89) and Section 8-31.2(b) of the Dublin Zoning
Ordinance.
APPLICANT: Toohey Homes, Ltd
Michael L. Toohey
Marti Buxton
6601 Owens Drive, Suite 275
Pleasanton, CA 94588
PROPERTY OWNER: The Bren Company
Jeff Slavin
5 Civic Plaza, Suite 100
Newport Beach, CA 92660
LOCATION: West of Silvergate
ASSESSOR PARCEL: 941-16-1-0 and 941-110-2
PARCEL SIZE: 147 Acres
GENERAL PLAN
DESIGNATION: Low Density Single Family Residential
(0.5 to 3.8 DU/acres)
Open Space, stream corridor
EXISTING ZONING
AND LAND USE: PD Planned Development, vacant/underdeveloped
Applicant
Owner
Address File
PAGE!- OF!o2
COPIES TO:
ITEM NO. CP•
BACKGROUND/ANALYSIS:
On November 27, 1989 the City Council adopted the General
Provisions (Resolution No. 129-89) for the Hansen Hill/Bren Co.
Planned Development, which establishes the regulations for the
District. Condition #24 of Resolution No. 129-89 (see attachment 2)
approved the Planned Development for two years pursuant to Section 8-
31.2(b) of the Dublin Zoning Ordinance. The Ordinance requires the
Planning Commission to review the Planned Development if construction
has not commenced within this two year period. At the conclusion of
the Planning Commission's review, the Commission may extend the
approval period or recommend that the City Council rezone the Planned
Development.
The Applicant, Toohey Homes, Ltd. (the anticipated developer of
the first phase of the project - 72 lots - and representative for the
property owner, The Bren Company), is requesting a time extension for
the Planned Development to be consistent with the expiration date (May
27, 1992) of the approved Tentative Map 5766. The Applicant has
indicated the delay in construction is due to the change in the
housing market conditions during the past two years and changes within
The Bren Company.
Staff recommends that the Planning Commission extend the approval
period of the Planned Development to May 27, 1992 to coincide with the
expiration of the Tentative Map 5766. An extension until May 1992
would be compatible with the Applicant's anticipated construction
schedule for phase 1 of the project. Although this is not a Public
Hearing item, the Commission may accept testimony from the Applicant
and/or Public if the Commission so chooses.
RECOMMENDATIONS:
FORMAT: 1) Hear Staff presentation.
2) Take testimony from Applicant and the public.
3) Question Staff, Applicant and the public.
4) Deliberate.
5) Adopt Draft Resolution (Exhibit A) relating to PD
extension, or give Staff and Applicant direction and
continue the matter.
ACTION: Staff recommends the Planning Commission adopt Draft
Resolution (Exhibit A) extending the Planned Development
approval to May 27, 1992.
ATTACHMENTS:
Exhibit A: Draft Resolution Approving Extension
Background Attachments:
Attachment 1: Applicant's letter dated received November 14, 1991
Attachment 2: Resolution No. 129-89 Hansen Hill/Bren Company General
Provisions.
-2-
PAGE OF /a
RESOLUTION NO. 91 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
GRANTING A TIME EXTENSION TO PA 89-062
HANSEN HILL/BREN COMPANY PLANNED DEVELOPMENT
WHEREAS, the Applicant, Toohey Homes, Ltd. representing the
Property Owner The Bren Company, submitted a request for an extension
to the Planned Development approval for PA 89-062 Hansen Hill/Bren
Company; and
WHEREAS, the Planning Commission did review said request on
December 2, 1991; and
WHEREAS, pursuant to the provisions of the California
Environmental Quality Act (CEQA) and City of Dublin Environmental
Guidelines the Applicant's request is not considered a project and is
not subject to the provisions of CEQA; and
WHEREAS, the Staff Report was submitted recommending that the
Planning Commission approve the request for an extension; and
WHEREAS, pursuant to Section 8-31.2 (b) of the Dublin Zoning
Ordinance, the Planning Commission did review said request and hear
and consider all said reports, recommendations and testimony
hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning
Commission does hereby approve the request for an extension of time
for PA 89-062 Hansen Hill/Bren Company Planned Development, the
extension to expire on May 27, 1992 coinciding with the expiration
date of the approved Tentative Map 5766.
PASSED, APPROVED AND ADOPTED this 2nd day of December, 1991.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Director
Planning Commission Chairperson
EXHIBIT A
PAGE -3 OF ��
Toohey Homes, Ltd.
November 14, 1991
Laurence L. Tong
Planning Director
City of Dublin
100 Civic Plaza
Dublin, CA 94568
RECEIVED
NOV 14 1991
DUBLIN PtANNIN_G_
Re: Extension of Planned Development Prezoning (PD PA 89-062) for
Hansen Hill Ranch/Bren Company
Dear Mr. Tong:
On November 27, 1989 the City Council adopted Resolution No. 129-89
approving PA 89-062 Hansen Hill Ranch/Bren Company Planned
Development Prezoning, effective 30 days from that date. According
to Condition of Approval #24, the two (2) year time period of
approval as established in Section 8-31.2 (b) of the Dublin Zoning
Ordinance will expire December 27, 1991.
This letter is a request to extend the approval of the Planned
Development Prezoning so that the expiration date of the PD will be
consistent with that of the tentative map.
The Bren Company has contracted with Toohey Homes to construct the
first phase of Hansen Hill Ranch. It is our intention to record
the final map and secure the necessary permits in order to commence
construction of the 72 lots in phase one in the spring of 1992.
At the time this PD was granted, the Bren Company intended to begin
construction as soon as all approvals were in place. Although we
continued to process the project during the past two years, market
conditions and changes within the Bren Company have resulted in
postponement of construction until 1992. Therefore, an extension
of the PD is required.
Thank you for your attention to this matter. We are looking
forward to working with the City and to building Hansen Hill Ranch.
Very truly yours,
(j..)--614----
Michael L Toohey
President
Enclosures'
cc: Jeff Slavin
6601 Owens Drive, Suite 275, Pleasanton, California9;4588 ,(415) 463-2288 Fax (415) 847M829-
FAGE `� OF /a
RESOLUTION NO. 129 - 89
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING AND ESTABLISHING FINDINGS AND GENERAL
PROVISIONS FOR A PLANNED DEVELOPMENT (PD) PREZONING CONCERNING
PA 89-062 HANSEN HILL RANCH/BREN CO.
WHEREAS, the Bren Co. has requested approval of a Tentative
Map, Planned Development Prezoning, and Annexation of 147 acres
to allow 180 single-family lots on approximately 51 acres and
approximately 96 acres of open space, in unincorporated Alameda
County, west of Silvergate Drive, north of Hansen Drive and South
of Winding Trails; and
WHEREAS, the Planning Commission held public hearings to
consider the request on November 6, 1989 and November 20, 1989;
and
WHEREAS, proper public notice of this request was given in
all respects as required by law for the Planning Commission
hearings; and
WHEREAS, the Staff Report was submitted recommending the
Planning Commission recommend approval of the Planned Development
Prezoning subject to conditions prepared by Staff; and
WHEREAS, the Planning Commission heard and considered all
said reports, recommendations and written and oral testimony
submitted at the public hearing, and recommended City Council
approval of the Planned Development general provisions; and
WHEREAS, pursuant to State law (CEQA) and regulations, a
Mitigated Negative Declaration of Environmental Significance has
been prepared.
WHEREAS, The City Council held a public hearing to consider
this request on November 27, 1989; and
WHEREAS, proper public notice of this request was given in
all respects as required by law for the City Council hearings;
and
WHEREAS, the Staff Report was submitted recommending the
City Council approve the Planned Development Prezoning subject to
conditions; and
WHEREAS, the City Council heard and considered all said
reports, recommendations and written and oral testimony submitted
at the Public Hearing as herein above setforth.
NOW, THEREFORE, BE IT RESOLVED THAT THE City Council does
hereby find that:
cz
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PAGE or a
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1
1. The proposed prezoning, as conditioned, is consistent
with the City General Plan and Policies; and
2. The proposed prezoning will not have a significant
environmental impact; and
3. The prezoning, as conditioned, is appropriate for the
subject property in terms of being compatible to
existing land uses in the area, and will not overburden
public services; and
4. The prezoning will not have substantial adverse effects
on health or safety, or be substantially detrimental to
the public welfare, or be injurious to property or
public improvements.
BE IT FURTHER RESOLVED that the City Council does hereby
approve PA 89-062 Hansen Hill Ranch/Bren Co. Planned Development
Prezoning subject to the general provisions listed below:
GENERAL PROVISIONS
1. Intent: This approval is for Planned Development
Prezoning PA 89-062 Hansen Hill Ranch. This PD
District is established to provide for and regulate the
development of production and custom single-family
dwellings. This approval prezones 180 low -density
single-family lots on approximately 51 acres and the
remaining acreage. Approximately 96 acres are prezoned
as open space. Development shall be generally
consistent with the following submittals:
A. Plans prepared by David L. Gates and Associates
consisting of 21 sheets dated received August 9,
1989. Except Sheets L-5 and L-6 are modified
through this approval to prezone Lots 181 through
190 as open space rather than residential as shown
on the plans.
B. Plans prepared by Shleppey Hesmalhalch Associates,
Inc. consisting of preliminary floor plans and
elevation plans dated received May 22, 1989.
2. Site Development Review: All structures shall be
subject to the Site Development Review procedures
established in the City of Dublin Zoning Ordinance
unless a Site Development Review waiver is approved by
the Planning Director and a zoning approval is granted
upon the determination that the construction
constitutes a minor project and building permit plans
are in accord with the intent and objectives of the
Site Development Review procedures.
PAGE of
frrrPan31 2
3. Yards (Setbacks): The minimum requirement for yards
shall be as follows:
A. Depth of Front Yard (Setback): 20 foot minimum
Exception: 1) 10 foot minimum for units with side
vehicular entrance garages (see building height
exception) and 2) custom homes may deviate from
the 20 foot minimum setback subject to approval of
Site Development Review finding that either the
topographic or vegetative constraints of the site
prevent the development from complying with the 30
foot minimum setback. In no event shall the front
yard setback for a custom home be less than 5 feet
from the garage.
B. Rear Yard (Setback): 20 foot minimum, 15 foot
minimum clear and level zone
Exception: 1) see Section 8.26.6.1 Alternate
Provision of Rear Yard (compensating yards) of the
Dublin Zoning Ordinance. 2) 10 foot minimum for
shade structures attached to the unit provided the
shade structure is not enclosed (enclosed means
more than one vertical wall). 3) 10 foot minimum
setback for second story decks, however second
story decks encroaching within the required 20
foot setback on lots with their rear property line
adjacent to another residential lot(s) shall be
subject to Site Development Review approval (Lots
1 through 5, Lots 30 through 39, Lots 52 through
56, Lots 82 through 92, Lots 120 through 129, Lots
143 through 148, Lots 155, 156 and 167).
C. Side Yard (Setbacks): 5 foot minimum with 15 foot
total aggregate side yard setback required. 5 foot
wide minimum clear and level zone each side yard.
Exception: 10 foot minimum street side yard of
corner lot.
D. General Yard Provisions:
1. Fireplaces, chimneys and air conditioning
units shall not encroach within the required clear
and level zone. Other encroachments shall be
subject to Planning Director review and approval.
2. Roof eaves, pop -outs, bays, architectural
projections and columns may project 3 feet into
required yards subject to compliance with building
code requirements.
fccreso3l 3
PACE 9 OF /571.
3. A 15 foot minimum separation shall be
maintained between all buildings located on
adjacent lots.
4. Accessory structures located in required yards
shall be subject to the provisions of Section
8-60.20 through 8-60.32, 8-60.59 of the Dublin
Zoning Ordinance.
5. On lots where the minimum rear yard clear and
level zone can not be provided due to topography
or vegetation constraints, decks of comparable
area shall be required subject to Site Development
Review approval.
4. Building Height: 32 foot maximum or two stories at any
one point. Building height shall be measured from the
finished grade at the perimeter of the building to the
top of the structure. Exception: Building height for
units with garage 10 foot front yard setbacks, shall
not exceed one (1) foot for each one (1) foot the
building is setback from the back of sidewalk.
However, architectural features and elements may exceed
this provision by a 2 foot maximum, and a gable element
may exceed this provision by 5 foot maximum.
5. Custom homes site development shall generally conform
to the guidelines established in "custom lot design
guidelines (Attachment 1).
6. Parking: minimum 2 covered parking spaces per dwelling
unit required.
7. Building site: Lot size: 5,700 square foot minimum;
7,700 square foot average.
8. Except as specifically modified by the provisions of
this PD (PA 89-062) District, the lots developed in
this PD District shall be subject to the regulations of
the R-1 District regarding land use and minimum/maximum
development criteria.
9. Except as specifically modified by the provisions of
this PD District, all applicable and general
requirements of the Dublin Zoning Ordinance shall be
applied to development within this PD District.
10. The design, location and material of all fencing and
retaining walls installed by the developer shall be
subject to approval of Site Development Review.
11. All graded cut and fill slope areas shall be
revegetated with native trees, shrubs and grasses
PACE /° 1F!a
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subject to review and approval of the Planning Director
and Public Works Director.
12. All landscape areas within open space and common areas
shall be subject to approval of Site Development
Review.
13. Appropriate vehicular access to open space shall be
provided and maintained on a continuous basis, to the
satisfaction of the Fire Chief, Public Works Director
and Planning Director.
14. All signs established for identification of this
project shall be subject to approval of Site
Development Review.
15. Except as may be specifically provided for within these
General Provisions for PA 89-062, development shall
comply with City of Dublin Site Development Review
Standard Conditions (Attachment 2).
16. Except as may be specifically provided for within this
PD PA 89-062 development, shall comply with City of
Dublin Police Services Standard Residential Building
Security Recommendations (Attachment 3).
17. Residential lots 181 through 190 depicted on Sheets L-5
and L-6 prepared by David Gates & Associates are
designated open space and are hereby prezoned open
space.
18. Minor deviations from the conditions established in
Provision 15 and 16 above may be made through the Site
Development Review process.
19. CC&R's shall be subject to review and approval of the
Planning Director prior to recordation of the Final
Subdivision Map.
20. The Open Space/Landscape Management Plan shall be
subject to review and approval of the Public Works
Director and Planning Director in conjunction with Site
Development Review of Landscape Plans.
21. A master trail system plan for the open space area
shall be constructed and shall be subject to approval
of Site Development Review.
22. Fire buffer zone shall be provided and maintained on a
continuous basis to the satisfaction of the Dougherty
Regional Fire Authority Fire Chief.
23. The fire buffer zone shall be subject to Site
Development Review approval.
fccreso3l 5
CAGE // Or./
24. Approval of this PD PA 89-062 Hansen Hill Ranch is for
two (2) years as established in Section 8-31.2(b) of
the Dublin Zoning Ordinance.
1989.
PASSED, APPROVED AND ADOPTED this 27th day of November,
AYES: Councilmembers Hegarty, Snyder, Vonheeder and
Mayor Moffatt
NOES: None
ABSENT: Councilmember Jeffery
\-)2 -e----
Mayor /
ATTEST:
City Clerk
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OWNER/DEVELOPER( •
BREN COMPANY.
6601 OWENS DR. SUITE 210
PLEASANTON, CALIFORNIA 94366
ENGINEER I
BRIAN KA1a1 FOLLK
2930 CAMINO DIABLO, SUTE 100
VILLNUT CREEK. CAL/FORMA 9459E
(410 937-6202
BRENT M. SALA R.C.E. 24029 (12131191
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4. PROPOSED ZONING ( PLANNED DEVELOPMENT
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TOTAL LOTS ( 1S/ SINGLE FAMILY LOTS
S. WATER SUPPLY i DUBLIN,SAN RAMON
SERVICES DISTRICT
(ANNEXATION TO DISTRICT REQUIRED)
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BREN COMPANY.
6601 OWENS DR. SUITE 230
PLEASANTON. CALIFORNIA 94366
ENGINEER,
GRIN( KANGAS FOULS
2900 CAMINO DIABLO, SUITE 100
♦ ILLNU7 CREEK, CAt1FORMA 91396
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1. LOT SIZE) 6.700 S.P. (MIN.)
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TOTAL LOTS i 1S/ SINGLE fAM)LY LOTS
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