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HomeMy WebLinkAbout04-043 DubRnch AreaFNorth F2 AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: December 14,2004 SUBJECT: ATTACHMENTS: 1. RECOMMENDATION: 1. 2. 3. 5. 6. PUBLIC HEARING: P A 04-043 Dublin Ranch Area F North submitted by Pulte Home Corporation requesting Conditional Use Permit to exceed lot coverage and Site Development Review for Dublin Ranch Area F North, Neighborhood F-2 (Tract No. 7283) (Report Prepared by Michael Porto, Planning Consultant~ 2. Dublin Ranch Neighborhood F-2 (Tract No. 7283) - spiral bound proposal/report dated November 2004 Resolution approving P A 04-043 for Neighborhood F -2 in Dublin Ranch Area F North (Tract No. 7283) which includes Site Development Review and Conditional Use Permit to exceed lot coverage Open public hearing and hear staff presentation Take testimony from the Applicant and the public Question Staff, Applicant, and the public Close Public Hearing and deliberate Adopt Resolution (Attachment 1) approving P A 04-043 for Neighborhood F-2 in Dublin Ranch Area F North (Tract No. 7283) which includes Site Development Review and Conditional Use Permit to exceed lot coverage PROJECT DESCRIPTION: The proposed project is a Site Development Review (SDR) for Neighborhood F-2 (Tract No. 7283) within Dublin Ranch Area F North and Conditional Use Permit (CUP) for excess lot coverage. Neighborhood F-2 is a 33.4-acre area proposed to be developed with 121 units of low-density, single-family detached housing and an over all density of 3.5 units per gross acre. Each lot would have a minimum of 5,000 square feet. The proposed project located within the Eastern Dublin Specific Plan Area is proposed to be named "Verona at Dublin Ranch. " Previous approvals by the Planning Commission at the meeting of February 24, 2004, include: a) recommendations to the City Council in favor of the EIR Addendum, the General Plan/Eastern Dublin Specific Plan Amendments, and the PD Rezone (Resolution Nos. 04-13, 04-14 & 04-15, respectively); and b) Resolution No. 04-16 approving Master Vesting Tentative Tract Tentative Map No. 7281, Vesting Tentative Tract Map Nos.7282 & 7283, and general development standards relating to Residential Site Development, Architectural Design Standards; and Landscape & Open Space Guidelines/Standards. City Council approvals were based on positive recommendations by the Planning Commission made on February 24, 2004. In March 2004, PA 01-037 was approved by the City Council relating to Dublin Ranch Area F North which serves as the basis for the current proposal. Actions taken by the City Council on March 16, 2004, include: a) Resolution No. 47-04 approving Amendments to both the General Plan land use designations and the Eastern Dublin Specific Plan; b) Ordinance No. 12-04 approving Planned Development (PD) Rezoning COPIES TO: The Applicant The Property Owner PA File ITEM NO. ~s - Stage 1 Planned Development Plan for the entire 285.4-acre Dublin Ranch Area F North and Stage 2 Planed Development Plan for the 88.5-acre Development Area north of Gleason Drive, including Neighborhoods Fl & F2; and c) Resolution No. 43-04 certifying an Addendum to the Eastern Dublin Environmental Impact Report (EIR), a program EIR, initially certified by the City of Dublin in 1993 (SCH#91103064). The entire Dublin Ranch Area F North encompasses 285.4 acres and is located between Tassajara Road and Fallon Road approximately 2,500 ft north ofI-580. The Area north of Gleason Drive includes approximately 88.5 acres, and Neighborhood F-2 (Tract No. 7283) occupies approximately 33.4 acres of that total. The general configuration for roads, open space, and public uses (including schools) was established by Tract No. 7281. Access to Neighborhood F-2 is from Gleason Drive on the south and Grafton Street on the west which both intersect with Madden Way, also shown on prior plans as Rocky Hill Way. The project site is vacant, rolling hills of non-native grasses and generally slopes from the north and northeast to the south and southwest. The open space stream corridors adjacent to Neighborhood F -2 also flow in that direction. Rough grading of the area north of Gleason Drive was completed in December 2003. The uses surrounding the project site are described as follows: · To the north - existing Dublin Ranch Phase I, single-family and medium density residential. A hillside with an elevation differential of 27 to 50 feet separates the project area from Neighborhood L4 (Tract No. 6959) and Neighborhood L5 (Tract No. 6960) within the Dublin Ranch Phase I development. · To the west - a multi-use open space trail and stream corridor would be located along the west side of Grafton Street adjacent to the west side of the project site. A proposed Middle School lies beyond the open space corridor and Grafton Street to the northwest. Medium Density Residential within Neighborhood F -1 lies beyond the open space corridor and Grafton Street to the southwest. · To the east - across Fallon Road, portions of Dublin Ranch Area A, Dublin Ranch Golf Course, and associated single-family residential neighborhoods are located to the east with construction in progress. · To the south - medium density residential uses are planned for the most of the area south of Gleason Drive. A 60-acre Community Park is proposed south of Gleason Drive generally east of the eastern entrance to Neighborhood F-2. PA 01-037 approved in March 2004 included a Stage 1 Development Plan which defined the proposed road system, updated school sites, established the size and location of the community park site, and identified permitted uses for the 285.4 acres with Dublin Ranch Area F North consistent with the General Plan and Eastern Dublin Specific Plan amendments also approved at that time. Stage 2 Planned Development standards adopted for Neighborhoods F-1 and F-2 included three components: 1) Residential Site Development Standards; 2) Landscape, Open Space & Streetscape Standards; and 3) Architectural Design Standards. Architectural Style Guidelines for the building exteriors were presented and discussed, but not adopted as standards. Neighborhood F-2 includes only PD Single Family detached (low density) residential uses. Neighborhood F-1, not a part of this application, includes standards for PD Single Family detached (medium density) residential uses. Prior to the General Plan and Eastern Dublin Specific Plan land use amendments adopted earlier in 2004, a portion of the area now comprising Neighborhood F-2 was designated as Medium Density Residential. However, the amendments resulted in all of the land use within Neighborhood F-2 being changed to Low Density Residential. 2 Vesting Tentative Tract Map No. 7283 Vesting Tentative Tract Map No. 7283, approved previously, defined Neighborhood F-2 with 121 lots for single-family detached residential units. Streets and lots were laid out and established in accordance with the approved Stage 2 Development Plan zoning standards. At this time, Vesting Tentative Tract Map No. 7282 also was approved for Neighborhood F -1. ANALYSIS: Three sets of standards were adopted approved as part of the Stage 2 PD which aimed to create an upscale rural character and theme. Residential Site Development Standards For Neighborhood F-2 specifically, lot sizes are a minimum of 5,000 square feet. Building height is limited to 2 stories; lot coverage is 45%, and setbacks are wider than those approved for medium density residential development. Required side and rear setbacks and yard areas are determined by the type of abutting property line and distances from building features. All units are required to provide 2 covered (garage) parking spaces and one guest space. Guest space may be satisfied by curbside parking. Landscaping & Open Space Guidelines/Standards The Landscape & Open Guidelines/Standards address the design concepts, treatments, materials, and location of six major and specific elements: Entries Both the Community and Neighborhood entries should be visually apparent through design elements and materials, including the use of interlocking pavers, signage, and accent trees. Neighborhood F-2 has two neighborhood entries subject to these design standards. Neighborhood Entries will be located on Madden Way at Grafton Street on the west and at Gleason Drive on the east. (This street is shown on the previous plans as Rocky Hill Way at the intersection with Grafton Street on the west and as Branford Lane at the intersection with Gleason Drive on the east.) Although not required, a neighborhood entry monument will be installed at these locations. The intersection of Gleason Drive and Grafton Street is designated as a Community Entry; plaques and ornamental signage will display the Dublin Ranch logo and will be set in stone pilasters. A pedestrian gateway will be provided as shown on the Landscape Standards from Jenkins Place to Gleason Drive near the southwest corner of Neighborhood F-2. A second pedestrian access route is provided to Gleason Drive from Ridgefield Court near the southeast corner of Neighborhood F-2 and the open space corridor along Fallon Road. Vehicular Circulation/Streetscape The adopted Guidelines/Standards for the proposed plan address the street design concepts by street function, including: right-of-way widths, roadbeds and travel lanes, parking lanes, peripheral and median landscaping, and amenities for non-vehicular circulation, such as pedestrian and bicycle traffic. Vehicular circulation is subject to certain standards established on the basis of safety. Gleason Drive and Fallon Road are arterial streets. Grafton Street is a collector. In addition to Madden Way discussed under "Entries" above, internal streets are shown on the plot plan as: Ridgefield Way, Ridgefield Court, Brodie Lane, Brodie Court, Jenkins Place, and Shapleigh Place. Based on the approved Tentative Tract Map, the streets within these tracts will be owned and maintained by the City. 3 Street Furniture The Materials Source List for street furnishings was included with the adopted standards with the intent of projecting continuity, uniformity, and familiarity with the area's identity. Street furnishings include: benches, lighting, trash receptacles, lighted and unlighted bollards, mailboxes, signage, and pedestrian amenities. These items generally would be seen along trail systems and rights-of-way designed to accommodate pedestrian traffic. To achieve consistency throughout the area, these items correspond to similar manufactured products used in Dublin Ranch Phase I. Materials include: stone/stone veneer, mortar, stucco, interlocking concrete pavers, tubular steel fence components, and pre-cast concrete fence and wall components including wall panels, railing and pilaster caps. Corridor, Trail & Pedestrian Circulation The trail system for Dublin Ranch provides open space and linkage with the county regional trail system. Multi- use trails run adjacent to the open space/stream corridors along the west side of Grafton Street (8 feet wide) west of Neighborhood F -2 and Lockhart Street (12 feet wide) South of Gleason Drive. A stream corridor also is designated along Fallon Road at the easterly boundary of Neighborhood F-2. General Landscape Requirements The Landscape & Open Space Standards approved with the Stage 2 PD included a plant palette of 55 different plant species, along with appropriate irrigation systems the following types of landscape materials: street trees, accent trees, evergreen screen trees, shrubs, perennials, ground covers, vines, and hydroseed. A variety of plant materials were approved and standardized for each type of streetscape. Indigenous and horticulturally adaptive plant materials were selected to enhance the natural landscape, define a hierarchy, and provide distinctiveness for each area. The trees serve the purpose of defining a hierarchy of entries, streets, and neighborhoods. The plant materials were included based on natural characteristics of the site, suitability to the climate and soils, and tolerance for recycled irrigation water. Oak trees native to the local hills also have been incorporated into the plant palette to maintain historic continuity. The Landscape schematics for Neighborhood F-2 include: Community Entries, Community Entry Front Yard Landscapes, Neighborhood Entries, Intermittent Stream Corridor Revegetation, Slopes & Common Areas, :llld Rear Yard Slopes for 25 specific lots within the tract. Planting plans with three Zones of plant materials are included for long and short rear yard slopes with the intent of creating a plant pallet that will not interfere with the views of the adjacent neighbors. These lots generally are located along the northerly boundary of Neighborhood F-2. Each residential lot will have one street tree. The plan shows three street trees for the comer lots even though the adopted standards require a minimum of two. Ownership and maintenance responsibilities of landscaped and open space areas were established with the Tract Map approvals as follows: HOA City HOA HOA - Landscaping City - Hardscape HOA Private/HOA City Private/HOA 4 Irrigation systems throughout the public right-of-way and common areas maintained by the HOA shall be accomplished by a means of automatically controlled spray, bubbler, and drip irrigation systems. The systems shall incorporate water conservation techniques and shall meet water efficiency requirements adopted by the State and the City. All irrigation systems within the pubic right-of-way, with exception of the stream corridor, shall be designed and constructed to accommodate recycled water when it becomes available in the future. Irrigations systems that use recycled water shall conform to the Water Use Guidelines of the Dublin San Ramon Services District. Pilasters, Walls & Fences Standards and materials have been established for the following types of pilasters, walls and fences, including: community walls, wall/view fence combinations, view fences, retaining and/or screen walls, and good neighbor fences (sideyards of abutting properties or corner properties). These standards apply to both public and private properties. A community wall or a wall/view shall be placed along the rear lots lines of residential lots that back or side on to Grafton Street and Gleason Drive which would include stone-clad concrete pilaster with a pre-cast concrete cap. The details for the stone pilasters also are a part of the adopted standards. Where sound attenuation is required, the community wall and stone pilasters will be placed adjacent to the residential lots. Rail fences would be installed as a separation, but provide an open visual connection, between cul-de-sacs on neighborhood streets and other streets. Low stone walls (wall view fence) and open rail fences are the predominant fence type along trails and open space corridors. Given the corner locations or visibility created by slopes, special condition fence layout plans are includes for 12 lots (Lots 1,8,9,14,35,49,64,65,84, 111, 112 & 121). Architectural Design Standards The complete set of Architectural Design Standards was adopted with the Stage 2 Development Plan Ordinance. A general discussion of these elements is included as follows: Neighborhood Design This element aims to create a visually interesting, but functional, street scene by using a variety of techniques in plotting and massing, a mix of architectural plans and styles, and coordinated treatments of various building elevations. Areas of particular concern are the rear elevations that back onto Gleason Drive, Grafton Street, and Fallon Road. Slope Considerations Slope conditions would be managed by creating a series of terraces, or Zones, in accordance with the natural contour of the area. Terraces with smaller retaining walls are preferred over large leveled areas with higher, more massive retaining structures. Specific retaining wall plans are included with the rear yards and/or along the side yard property lines for a number of lots within the tract. Where an elevation differential is greater than 3 feet between lot side yards, driveways shall be placed on the side,with the higher elevation. Slope planting will be provided along the northerly boundary of Neighborhood F -2 and along the north side of Gleason Drive. Building Mass & Form Architectural design elements and architectural forms are expected to be applied to enhance the streetscape and influence density perceptions. Minimizing elements include: recessed alcoves, projected overhangs, chimney forms, dormer or bay windows, and porch or entry projections. The adopted standards emphasized the placement of second-stories stepped back from ground floor or garage facades to reduce the perception of excess mass, create visual relief from vertical planes, and provide an intermediate transition space. The adopted standards require that Neighborhoods F -1 and F -2 include a number of single-story homes and/or feature single-story building elements along the front and/or side elevation. All corner homes that are not single story are required to be constructed with a single-story element at the building corner. Plan 1 of the proposed 5 project is a single-story structure with a second level in the form of a second-level bonus room and bath under the highest portion of the roof and at point farthest from the side setbacks. However, use ofthe same plan on every corner is not permitted. Of the 13 corner lots in Neighborhood F-2, 7 would be developed with Plan 1. Plans other than Plan 1 located on corner lots have been sited to present single story elements towards the corner. Architectural Treatment The architectural treatments adopted as part of the Architectural Design Standards address elevation elements, roof considerations, and architectural design. Architectural Design elements include (but are not limited to) entries, doors, windows, balconies, exterior stairways, railings, garage doors, chimneys, gutters and downspouts, columns and posts, patio structures, and storage buildings. The adopted Architectural Design Standards have some specific methods for architectural treatments. Architectural elements are required to be articulated on all elevations of each building. Each floor plan and architectural elevation style shall include elements that step both vertically and horizontally. In cases where side and rear elevations are visible from the streets, additional standards have been applied. Covered porches may differ from the roof in either pitch or material, but not both. Also, vertical steps in the roof line according to interior room arrangements should be at least 18 inches to create a visual separation. The Standards also have specific requirements devoted to garage design by type, including: Recessed Garages, Corner Garages with side street entry, Turn-In or (Swing-In) Garages, Detached Garages, and 3-car Front- Facing Garages. All garages shall be equipped with automatic roll-up doors. In this instance, the developer proposes no swing-in or three car front on garages. In one instance, the Plan 3, the garage is pushed to the rear of the lot. All garages are recessed behind the front plane of the house. The street scene will be visually pleasing without the garages and driveways being the dominant feature. . Architectural Style Guidelines The Architectural Style Guidelines and color palettes presented with the previous approval were intended to present a variety of traditional and contemporary styles and maintain standards for establishing neighborhood quality and identity. The following architectural styles were presented to be used for future Site Design Reviews: · California Craftsman Bungalow · American Colonial · European Eclectic · Monterey · California Ranch · American Farmhouse · East Coast Traditional The Standards in this section on Architectural Design shall be adopted as part of the Development Plan. As required with previous development, architectural elements will be required to be articulated on all elevations of each building. Site Development Review At this stage the Site Development Review involves compliance with all of the previously adopted standards and review of the Architectural Design Styles proposed for this project. Five floor plans are proposed for Neighborhood F-2 (Plans 1 - 5) and 5 elevation styles - American Farmhouse, California Ranch, East Coast Traditional (American Colonial), European Eclectic, and Monterey. For Plan 4, Spanish Colonial has been replaced for Monterey. California Bungalow described in the Architectural Style Guidelines has not been include as an architectural style for this project. 6 Residential Features In general, residential development in Neighborhood F-2 is representative of an upscale product type in terms of the variety and quality of materials, size of the units, and size of lots. With exception of the single story plan (Plan 1), all models have 5 bedroom and are two stories. None of the plans exceed the 35- foot height limit with the maximum height shown at 27 feet. All plans have a covered front porch. All plans provide a high ratio of bathrooms to bedrooms; all plans include one ground level powder room or half bathroom. All master bedroom are constructed with a walk-in closet. All plans have a dedicated laundry room; laundry rooms for Plans 3 and 5 are located on the second floor. All plans have a dining nook. With exception of Plan 1, all plans have dedicated living, dining(wall options), and family rooms. Plan 1 provides a great room with combined living and family room space. In keeping with the City's Municipal Code, none of the homes are equipped with natural wood-burning fireplaces. However, each model is designed with at least one gas-burning fireplace. Floor Plans Of the 121 homes to be built in Neighborhood F-2, the 5 floor plans are proposed for development as follows: Table 2: Floor Plans - Unit Size/Number of Lots Floor Plan Unit Size No. of Lots % of Total (w/o garaae) Plan 1 3,144 sf 17 14% Plan 2 3,364 sf 20 16% Plan 3 3,377 sf 25 21% Plan 4 3,416 sf 30 25% Plan 5 3,715 sf 29 24% Total 121 100% Table 3: Floor Plans - Features Neighborhood Plan 1 Plan 2 Plan 3 Plan 4 Plan 5 F-2 (Verona) Bedrooms 3 5 5 + master 5 5 retreat option Flex Options 2/1u floor none 5m bedroom 2na floor none bonus room den ootion loft ootion Bathrooms 3~ + 1 optional 5~ 4~ 5~ 5~ Garages 2 spaces 3 spaces 2 spaces 2 spaces 3 spaces straight-in (2 spaces + porte cochere straight-in (2 spaces straight-in + straight-in + 1 tandem space) 1 tandem space) Garages All plans are designed to accommodate at least 2 garage spaces. As stated above, the Architectural Design Standard included specific requirements regarding garages. All garages shall be equipped with automatic roll- up doors. The project satisfies requirements regarding off-sets, alternating location, and variations in color and style. Plan 3 satisfies the requirement for at least one plan having a garage recessed 20 feet front living areas. All other plans satisfy the standard that all front-facing garages shall be at least 5 feet behind the façade of the living space of the home. Architectural Style Guidelines Each model may be constructed in at least three different elevation styles. This Site Development Review will include the architectural styles along with the color and materials described below. They are consistent with the Architectural Style Guidelines presented with the Stage 2 PD Development Plan standards. 7 Table 4: Elevation Stvles Elevatiôn··Stvles Plan 1 Plan 2 Plan 3 Plan4 Plan 5 American Farmhouse · · California Ranch · · European Eclectic · · · · East Coast Traditional · · · · (American Colonial) Monterey · · Spanish Colonial · Colors A variety of textures, colors, and materials are highly effective in creating an interesting streetscape of building facades. The Applicant has proposed 9 different color and material schemes. The color schemes are intended to complement the elevation styles, roof types, and accent materials including roof materials, stucco, window frames and mullions, trims, railings, metal elements, and other details. The color schemes combined with the variety of elevation styles and the floor plans provide for a well-designed neighborhood and appealing street scene. Plotting The same model/floor plan may be placed next to or across the street from another of the same. However, to create and interesting streetscape, no more than two of the same plans may be in sequence without interruption by a different model or floor plan. In cases where the same plans are adjacent, this same model may not be plotted across the street. Also, in no case will the same elevation style or color scheme be allowed next to or across the street from another of the same unless the model or floor plan is different. For the purposes of opposing window placement, an "active" and a "passive" sidewall has been identified for ~ach modeì which would influence the plotting sequence and/or determine whether a "reverse" floor plan would be more appropriate on a particular lot. In most cases, driveways have been placed on interior property lines away from corners. Hillsides Slopes/Views The hillside separating the existing Dublin Ranch Phase 1 development immediately north as compared with the elevation of the project site presents a fairly substantial height differential between the two project sites. Adjacent homeowners to the north have expressed concerns about view impacts created by he proposed project. The grade differential to the north is somewhat determined by the safe and necessary rate of grade for the construction of Gleason Drive from existing Tassajara Road to its intersection with existing Fallon Road. Through the approval of the Tract Map, conditions have been established to preserve views of abutting residential lots in the neighborhood north of Neighborhood F-2 by grading the pad elevations in Neighborhood F-2 at a minimum of27 feet below the Tract to the north. This condition is the result of meetings with the homeowners of the adjacent tracts. It was determined that they were willing to accept conditions where the peak of the roof of the homes proposed for this project would not extend above the pad of their homes. Additionally, through the CC&R's and through the Conditions of Approval on the Tentative Tract Map, view easements will be placed over this developer's property for those directly adjacent lots to prohibit landscaping from extending to no more than one foot above the pad height of the adjacent lot. Home purchasers will be required to sign a statement that will be submitted to the City acknowledging that this requirement has been read and understood. As indicated with previous approvals, the Site Development Review of Neighborhood F-2 will review and address the roof peaks of the proposed residential units to determine that they will be no higher than the pad elevations of the properties in the Tract to the north. 8 In accordance with the City's Zoning Ordinance, the proposed project satisfies the required findings in terms of suitability of the property for the proposed uses, site layout and access, compatibility on surrounding development, effects on residents and workers, and insuring an attractive environment. The Site Development Review for this project is consistent with the General Plan Amendment, Eastern Dublin Specific Plan Amendment, Stage 1 and Stage 2 Zoning. ConditwnalUsePermit In addition to the Site Development Review, the application includes a request for a Conditional Use Permit to allow excess lot coverage for Plan 1. Chapter 8.32.080 of the Zoning Ordinance says that a CUP approved by the Planning Commission may be used to as a means for approving minor amendments upon a finding that the amendment substantially complies with and does not materially change the provisions or intent of the adopted Planned Development Zoning Ordinance for the site. Lot coverage for new development would depend upon the size/square footage of each lot within the tract and the modellfloor plan for each of the lots based on a "fit list" provided by the Applicant. Maximum lot coverage based on the adopted Residential Site Development Standards is 45% for Neighborhood F-2. Maximum site coverage is exceeded on 8 (7%) of the 121 lots. All of the lots exceeding coverage would be developed with Plan 1 which is the single-story plan having the largest footprint, but smallest square footage, of the 5 proposed floor plans. These 8 lots represent 41 % of the 17 lots proposed to be developed with Plan 1. The roof configuration for Plan 1 is a gable running from the front to rear of the structure. Single-story elements are provided for in the development standards as a way to reduce visual building mass and density. The roof gable structure combined with the single-story is more likely to preserve views of adjacent properties and allow more natural light between buildings. Single story plans are very rare in Dublin and development standards prepared as a part of the previously approved Stage 2 Planned Development did not anticipate a single story plan. Generally, single story plans cover more ground area and the City of Dublin Zoning Ordinance accepts this by referencing a higher percentage lot coverage to encourage development of single story units. In this instance, it would seem appropriate to consider the Conditional Use Permit to allow a higher lot coverage because it would help lessen the ,impacts on adjacent developments and would provide a varied streetscape while providing for more light and air between houses. Findings are required as referenced in Section 8.100.060 of the City of Dublin Zoning Ordinance in order to approve the Conditional Use Permit. Those findings are included in Attachment No.2, the resolution approving this project and concern themselves with compatibility; health, safety and welfare; injury to property and improvements in the neighborhood; and that the site is suitable for the type of development proposed. The 8 lots that exceed coverage requirements are listed as follows: Table 5: Lots that Exceed Maximum Coverage - onditional Use Permit Lot No. Lot Area Floor Plan Coveraae 1 Lot 1 6,293 sf Plan 1 45.2% 2 Lot 48 6,149 sf Plan 1 46.3% 3 Lot 53 6,078 sf Plan 1 46.8% 4 Lot 85 6,227 sf Plan 1 45.7% 5 Lot 94 6,060 sf Plan 1 46.9% 6 Lot 98 5,891 sf Plan 1 48,3% 7 Lot 1 04 6,008 sf Plan 1 47,3% 8 Lot 121 5,950 sf Plan 1 47.8% C 9 Traffic/Circulation Gleason Drive, a four-lane divided arterial, defines the southerly boundary of Neighborhood F-2. The streets within Neighborhood F-2 will be dedicated public right-of-way. Neighborhood streets will be designed with a slightly widened parkway similar to the design in Dublin Ranch Phase I. Two traffic calming islands are proposed to be installed in Neighborhood F2 within Madden Way (formerly shown as Rocky Hill Way) and Ridgefield Way. Each one will be accentuated with concrete bands, flagstone paving, and illuminated stone veneer pilasters. A traffic study updated February 2004 was prepared by TJKM based on the proposed Amendments; it concluded that the proposed project would not exceed or cause levels of service to be worse than those levels addressed in the EIR for the Eastern Dublin General Plan and Specific Plan Amendments approved in 1997. Wetlands Off-Site Mitigation The applicant has obtained necessary permits from state and federal agencies for alteration of wetlands and has implemented related offsite mitigation, as required. Affordable Housing The City's 12.5% affordable housing requirement will be provided and satisfied within the Fairway Ranch residential community south of the project area. Grading and Utilities Berlogar Geotechnical Consultant conducted a soils and hillside stability study dated August 20, 1999 and determined that the project area is free from landslides and other geotechnical concerns. Hillsides will be stabilized in accordance with recommendations of that report. Environmental Review An EIR Addendum was certified on March 16, 2004 by City Council Resolution No. 43-04 pursuant to CEQA Guidelines section 15164. The Addendum addressed the following: a) General Plan Land Use Amendment; b) Eastern Area Specific Plan amendment; c) Vesting Tentative Tract Map Nos. 7281,7282, and 7283; and d) the Site Development Review proposed. At that time it was determined that the project would cause no environmental impacts beyond those previously identified in the Eastern Dublin EIR and the subsequent Mitigated Negative Declaration and Negative Declaration. This project is within the Dublin General Plan's Eastern Extended Planning Area and the Eastern Dublin Specific Plan area, which was the subject of an Environmental Impact Report, certified by the City of Dublin in 1993 including revisions to Part I of the Responses to Comments relating to the Kit Fox, and Addendum to the DEIR dated May 4, 1993 and a DKS Associates Traffic Study dated December 15, 1992 (SCH#911 03064) ("Eastern Dublin EIR"). The Eastern Dublin EIR is a program EIR, which anticipated several subsequent actions related to future development in Eastern Dublin. The EIR did identify some impacts from implementation of the General Plan/Specific Plan that could not be mitigated. Upon certification of the EIR, the City adopted a statement of overriding considerations for such impacts. Pursuant to the recent Citizens for a Better Environment case, the City Council will be required to adopt a new Statement of Overriding Considerations for significant unavoidable impacts identified by the Eastern Dublin EIR as applicable to the proposed project. The City also adopted a mitigation-monitoring program, which included numerous measures intended to reduce impacts from the development of the Eastern Dublin area. The timing for implementation of these mitigation measures is summarized in the adopted Mitigation and Monitoring Program matrix. 10 Related environmental reviews include City approval of a Negative Declaration on November 18, 1997 through Resolution 140-97 which evaluated an of area approximately 453 acre, consisting of Dublin Ranch Areas B through E and proposed for a variety of residential and non-residential uses, as well as an approximately 42 acre community park. For the portions of the project within Area F, the City approved a Mitigated Negative Declaration on February 15,2000 through Resolution 34-00. The Area F application included approximately 147 acres, and proposed to relocate residential and commercial uses (the Village Center) south to Dublin Ranch Area G. The amendment of March 2004 increased the Community Park size to approximately 65 acres. Other Agency and Department Review The proposed project has been reviewed by the Building Department, the Public Works Department, Police Services, and Alameda County Fire Department. Each has provided or has had the opportunity to provide conditions of approval. The requirements incorporated as conditions of approval are recommended by Staff to ensure that: (1) City standards are maintained; (2) policies and standards by certain outside agencies are met; (3) site specific compatibility and design issues are addressed; and (4) Fulfillment of the Mitigation Measures of the Program EIR and any previous and applicable Mitigated Negative Declarations. CONCLUSIONS The proposed project, as conditioned, complies with previous approvals and satisfies the required findings for a Site Development Review as stated in the City's Zoning Ordinance. The request to exceed maximum coverage for a portion of the lots that accommodate the single story plan (Plan 1) is beneficial in reducing neighborhood mass & scale. This type of minor amendment does not materially change the provisions or intent of the standards adopted for Neighborhood F-2 and allows compliance with the requirement to include a single story plan as one of the five proposed plans. Efforts have been made through siting, grading, landscaping, and other conditions of approval to address slope issues and reduce the potential for view impacts expressed by the residents of the adjacent tract to the north of Neighborhood F-2. The project generally and substantially complies with the Residential Site Development Standards, the Landscape and Open Space Standards, and the Architectural Design Standards adopted as part of the Stage 2 PD for Neighborhood F-2. RECOMMENDA TION Staff recommends the Planning Commission hear Staff s presentation, open the Public Hearing, deliberate, and adopt the following resolution: Adopt Resolution (Attachment 1) approving PA 04-043 for Neighborhood F-2 in Dublin Ranch Area F North (Tract No. 7283) which includes Site Development Review and Conditional Use Permit to exceed lot coverage. 11 GENERAL INFORMATION: PROPERTY OWNER: Pulte Home Corporation 7031 Koll Center Drive, Suite 150 Pleasanton, CA 94566 APPLICANT: Pulte Home Corporation 7031 Koll Center Drive, Suite 150 Pleasanton, CA 94566 LOCATION: North of Gleason Drive, east of Grafton Street, west of Fallon Road, and south of Dublin Ranch Area A APNs Portions of the following: 985-0009-006,985-0009-007, 985-0027- 008 & 985-0030-001 EXISTING ZONING: PD Planned Development Zoning District PA 01-037 PD Single Family Residential and PD Open Space GENERAL PLAN DESIGNATION: Low Density Residential PUBLIC NOTIFICATION: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project, to advertise the project and the upcoming public hearing. A public notice was also published in the Tri-Valley Herald and posted at several locations throughout the City. To date, the City has received no contact or objections from surrounding property owners regarding the current proposal. 12