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HomeMy WebLinkAbout6.1 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 (w~r7 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 /\ / / SEE SHEET If6 TRACT 7181 - 8CARLETT PLA Ft~ 'r~UU&~K Co~p~,ell~ CiTY OF DUBLIN, ALAMEDA CO NTY, AL[FOI~N~A MATCH LINE ISEE TOP RIGHT) / \ \ \ RNETT ~ ~COURT .3 / I MATCH LINE ISEE BOTTOM LEFT] VESTIN{~ TENTATIVE MAP u~ed - PRELIMINARY 8CARLETT DRIVE ALIGNMENT AND 8TRIPINe PLAN TRACT 7181 - SCARLETT PLACE ~ss~lat~