HomeMy WebLinkAbout4.4 Dublin Rch The Groves Lot 3 PDR
STAFF REPORT CITY CLERK
File #450-30
CITY COUNCIL
DATE:March 4, 2014
TO:
Honorable Mayor and City Councilmembers
FROM:
Christopher L. Foss, Acting City Manager
SUBJECT:
The Groves at Dublin Ranch Lot 3 Planned Development Rezone with a Stage 1
and Stage 2 Development Plan (PLPA 2013-00034)
Prepared by Mike Porto, Consulting Planner
EXECUTIVE SUMMARY:
The City Council will hold a second reading of an Ordinance approving a Planned Development
Rezone and related Stage 1 and Stage 2 Development Plan for The Groves at Dublin Ranch
Lot 3.
FINANCIAL
:
None. All costs associated with this project are borne by the applicant.
RECOMMENDATION:
Ordinance
Staff recommends that the City Council waive the reading and adopt an rezoning
The Groves Lot 3 to a Planned Development Zoning District and approving a related Stage 1
and 2 Development Plan.
Submitted By Reviewed By
Community Development Director Acting Assistant City Manager
DESCRIPTION
Background
The Groves Lot 3 is the third phase of a high-density residential neighborhood of Dublin Ranch
initially approved as Fairway Ranch. The project site is located north of Dublin Boulevard, south
of Maguire Way (a private street), east of Keegan Street, and west of Lockhart Street as shown
on the vicinity map above. Uses adjacent to and surrounding the project site include: a) Oak
Grove, a high-density residential apartment complex; b) the vacant site anticipated to be used
for a regional medical facility across Dublin Boulevard to the south; c) Subarea 3 on a vacant
site across Lockhart Street to the east; and d) The Terraces, a High Density Residential
condominium project of 626 units across Keegan Street to the west.
ITEM NO. 4.4
Page 1 of 2
The application for the 122 unit project at The Groves at Dublin Ranch Lot 3 includes:
General Plan/Specific Plan Amendment to decrease the designated land use and density
from High Density Residential (HDR) (25.1 + units per acre) to Medium-High Density
Residential (MDHR) (14.1 to 25 units per acre) consistent with housing type and product
currently proposed.
Planned Development Rezone and related Stage 1 and 2 and Development Plans.
Site Development Review Permit for 122 townhouse/condominium units within 19 three–
story structures ranging from four to eight units per building.
Vesting Tentative Map 8164 to create a subdivision for condominium purposes for 122
townhouses for sale to individual buyers with common areas to be maintained by a
Homeowners Association.
The City Council, at their meeting of February 18, 2014, approved the General Plan and Eastern
Dublin Specific Plan Amendment, Site Development review and Vesting Tentative Map for the
122 unit townhouse/condominium project (Attachment 1). The City Council also waived the
reading and introduced the Ordinance approving the Planned Development Zoning District and
a related Stage 1 and 2 Development Plan.
The proposed Planned Development Rezone and related Stage 1 and Stage 2 Development
Plan include: Permitted, Conditional, and Accessory uses related to multi-family development
are listed in the proposed Ordinance adopting the Planned Development Rezoning. The
Planned Development also includes Development Standards consistent with the Medium-High
Density product type. The Ordinance approving a Planned Development Zoning District and a
related Stage 1 and 2 Development Plan for the project known as The Groves at Dublin Ranch
Lot 3 is included as Attachment 2.
ATTACHMENTS:
1.City Council Staff Report dated February 18, 2014, without
attachments
2.Ordinance rezoning The Groves Lot 3 to a Planned Development
Zoning District and approving a related Stage 1 and 2 Development
Plan
Page 2 of 2
STAFF REPORT CITY CLERK
File #410-30/450-30
CITY COUNCIL
DATE:February 18, 2014
TO:
Honorable Mayor and City Councilmembers
FROM:
Christopher L. Foss, Acting City Manager
SUBJECT:
The Groves at Dublin Ranch (Lot 3) General Plan and Eastern Dublin Specific
Plan Amendment, Planned Development Rezone with a Stage 1 and Stage 2
Development Plan, Site Development Review, and Vesting Tentative Map 8164
for 122 townhouse/condominium units (PLPA 2013-00034) (Related agenda item:
3; action on the General Plan and Eastern Dublin Specific Plan Amendment will
be deferred to item 3)
Prepared by Mike Porto, Consulting Planner
EXECUTIVE SUMMARY:
The Applicant is requesting a Planned Development Rezone and related Stage 1 and Stage 2
Development Plan, Site Development Review Permit, and Vesting Tentative Map 8164 for 122
townhouse/condominium units on approximately 6.36 net acres. The Applicant is also
requesting a General Plan/Eastern Dublin Specific Plan Amendment to change the land use
designation from High-Density Residential (25+ units per acre) to Medium-High Density
Residential (MHDR) (14.1 to 25.0 units per acre) which will be heard under a separate Staff
Report.
FINANCIAL
:
None. All costs associated with this project are borne by the applicant.
RECOMMENDATION:
Staff recommends that the City Council conduct the public hearing, deliberate, waive the
INTRODUCE
reading and an Ordinance rezoning The Groves Lot 3 to a Planned Development
Resolution
Zoning District and approving a related Stage 1 and 2 Development Plan; and adopt
approving the Site Development Review Permit and Vesting Tentative Map 8164 (Lot 3) for 122
townhouse/condominium units for an 8.8 acre site (6.36 net acres) known as The Groves at
Dublin Ranch (Lot 3) located along the north side of Dublin Boulevard between Keegan Street
and Lockhart Street in the Eastern Dublin Specific Plan Area.
ITEM NO. 6.2
Page 1 of 13
Submitted By Reviewed By
Community Development Director Acting Assistant City Manager
DESCRIPTION
The Groves Lot 3 is the third phase of a high-density residential neighborhood of Dublin Ranch
initially approved as Fairway Ranch. The overall Fairway Ranch project approved in 2003 (PA
03-010) was comprised of three development parcels representing a diverse mix of both
affordable and market rate multi-family housing types including senior citizen apartments, family
apartments, and condominium units.
The original project approval in 2003 is shown in Table 1:
TABLE 1: Fairway Ranch
Lot Multi-Family Housing Type No. of Units
1 Senior Citizen Leased/Rental Housing (55+ years) 322
2 Multi-Family Leased/Rental Housing 304
3 For-Sale Condominium Housing 304
Total No. of Units 930
The senior housing on Lot 1 was developed with east and west components known as Cedar
Grove and Pine Grove. The original Site Development Review, approved in 2003 for Lot 3,
generally was approved as a mirror image of the 304-unit site plan approved for Lot 2, the
existing multi-family apartment project immediately to the north of the project site currently
identified as Oak Grove. In 2007, a subsequent application was approved for Lot 3, now
identified as Sycamore Grove (PA 06-037). The approved project reconfigured the 304 units to
include 22 Live-Work units in a 3-story townhouse facade along Dublin Boulevard. A third
project was approved in March 2013 (PLPA 2012-00040) in which Lot 3 was redesigned as a
304 unit apartment complex to more closely reflect the original approval.
The Project Site generally is rectangular in shape and currently vacant. The average existing
slope typically is less than 1% due to rough grading to create a level building pad for the multi-
family structure approved previously. The project site has an embankment approximately four
to five feet in height, around the perimeter, behind the current right-of-way, for the three
surrounding public streets. The embankment transitions from the flat graded building pad area
to the sidewalks and perimeter street improvements constructed during the first two phases of
The Groves. All surrounding streets have been improved to the back of the curb adjacent to
the project site with some sidewalks and landscaping remaining to be completed as part of the
project improvements. The project site will require re-grading/finish grading to accommodate
the proposed townhouse building sites and internal vehicular circulation system.
The project site is located north of Dublin Boulevard, south of Maguire Way (a private street),
east of Keegan Street, and west of Lockhart Street as shown on the vicinity map above. Uses
adjacent to and surrounding the project site include: a) Oak Grove, a high-density residential
apartment complex; b) the vacant site anticipated to be used for a regional medical facility
across Dublin Boulevard to the south; c) Subarea 3 on a vacant site across Lockhart Street to
Page 2 of 13
the east; and d) The Terraces, a High Density Residential condominium project of 626 units
across Keegan Street to the west.
Current Proposal:
The current proposal by the Applicant/Property Owner, Lennar Homes, includes:
General Plan/Specific Plan Amendment to decrease the designated land use and density
from High Density Residential (HDR) (25.1 + units per acre) to Medium-High Density
Residential (MDHR) (14.1 to 25 units per acre) consistent with housing type and product
currently proposed.
Planned Development Rezone and related Stage 1 and 2 and Development Plans.
Site Development Review Permit for 122 townhouse/condominium units within 19 three–
story structures ranging from four to eight units per building.
Vesting Tentative Map 8164 to create a subdivision for condominium purposes for 122
townhouses for sale to individual buyers with common areas to be maintained by a
Homeowners Association.
ANALYSIS
The proposed General Plan Amendment and Eastern Dublin Specific Plan Amendment,
Planned Development Rezone, Site Development Review and Tentative Map are discussed
below.
General Plan and Eastern Dublin Specific Plan Amendment
State Law limits General Plan amendments to four per General Plan Element calendar year.
This approval would be the first amendment to the Land Use Element for 2014. In order to
avoid amendments in excess of the number permitted by State law, General Plan amendments
for specific projects can be grouped together and adopted by one resolution. Therefore, The
Groves Lot 3 Residential Project proposed General Plan Amendment has been grouped
together with the proposed Subarea 3 General Plan Amendment as a separate item to be heard
on the same agenda and approved with one action (Resolution). All approvals under this
agenda item will not become effective until the General Plan Amendment item is approved and
effective.
Specific Plan amendments are not limited to four per year; however, the proposed amendments
have been grouped together with their companion General Plan Amendments. Although the
General Plan and Eastern Dublin Specific Plan amendments will be acted upon as a separate
item, the information is repeated here in order to fully understand the application.
The current proposal is for ownership housing at a lower density and fewer units than originally
envisioned in order to serve the current buyer profile and market segment anticipated for this
area. Three previous higher density project approvals on this site have not resulted in
construction of a project. Based on the proposed project, the total number of units for Lot 3
effectively would be reduced by 182 units from the 304 multi-family units approved previously.
Land Use Designations
The request includes a General Plan and Eastern Dublin Specific Plan Amendment to change
the land use of the 6.36-acre site from its existing designation of High Density Residential (HDR)
(25.1 or greater units per acre) to Medium-High Density Residential (14.1 to 25 units per acre).
Page 3 of 13
The proposed MHDR land use would allow a range of 113 units to 200 units. The proposed PD
rezone fixes the number of units at a maximum of 122 units as further described below.
Figure 4: The Groves Lot 3
Existing Land Uses Proposed Land Uses
The requested land use amendments and the current proposal for Lot 3 reflect market
conditions and optimal use of the site while remaining consistent with the surrounding
community. The proposed density will allow a strong visual transition from the High Density
Terrace to the west and the proposed Medium-High Density product anticipated for
development on Subarea 3 to the east.
The proposed MHDR land use would allow a range of 113 units to 200 units. The proposed PD
rezone fixes the number of units at a maximum of 122 unit s as described below.
The requested General Plan and Eastern Dublin Specific Plan amendments would require
adjustments to various figures, texts, and tables in the General Plan and Eastern Dublin Specific
Plan to ensure consistency throughout the documents. The proposed General Plan
Amendment and Specific Plan Amendment will be considered as a separate agenda item. The
draft City Council resolution, with a complete list of the proposed amendments to the General
Plan and Eastern Dublin Specific Plan, is included with that agenda item.
Planned Development Rezone
The proposed Planned Development Rezone and related Stage 1 and Stage 2 Development
Plan are consistent with the requirements of the Zoning Ordinance (Chapter 8.32-Planned
Development Zoning) are included in Attachment 1 and described below.
Proposed Uses:
Permitted, Conditional, and Accessory uses related to multi-family development are listed in the
(Attachment 1).
proposed Ordinance adopting the Planned Development Rezoning
Development Standards:
The Planned Development includes Development Standards consistent with a Medium-High
Density product type. The Development Regulations for the proposed project are shown as
follows:
Page 4 of 13
TABLE 2: The Groves Lot 3 - Development Regulations
Medium High Density Residential
Standards
Attached Multi-Family Townhouse Units
Lot Size
n/a
Building Setback from Arterial Streets
10 feet minimum
Building Setback from Property Line
10 feet minimum
(on a public street)
Building Setback from Property Line
0 feet minimum
(not adjacent to a Public right-of-way)
Building Setback from Private Street or
10 feet minimum
Common Driveway
Driveway Length or Garage Setback from
3 feet minimum
Common Driveway or Private Street
Private Open Space
100 square feet minimum
Ground Level/Yard OR
50 square feet minimum
Upper Level/Deck
Building Separation
10 feet minimum
Building Separation
10 feet minimum
(both buildings 2 stories or higher)
8 feet to porch minimum
Maximum Building Height
40 feet/3.5 stories
Required Parking
Residential parking space per unit
2 spaces within an enclosed garage
Guest Parking
1 space
Site Development Review
SL/P – The proposed project is arranged as three-story attached townhouse
ITE AYOUTLOTTING
units within 19 individual buildings in five building types with three variations. Buildings range
from four to eight units per building. Both vehicular and pedestrian entry to the project is from
Maguire Way which is a private street between Lot 2 (Oak Grove) and Lot 3 (the project site). A
motorcourt on Maguire Way between the project site and Lot 2 to the north identifies the entry to
an internal circulation system of drive aisles providing access to the townhouse garages.
The buildings are organized with front facades and door entries facing onto a series of
pedestrian paseos and open residential courtyards that create a passive, small-scale
neighborhood environment. Three buildings face onto Maguire Way to the north. Also, one
building at each of the southeast and southwest corners of the site are oriented towards Dublin
Boulevard but are raised approximately 5 feet above street level and accessible only from an
internal walkway separate from the public right-of-way. Due to topography, pedestrian access
to the site on the west is limited to the Maquire Way entrance with two pedestrian points
accessible from Lockhart Street on the east.
Building placement with unit distribution is shown in Table 5, below.
Page 5 of 13
TABLE 3: Building/Unit Distribution
Building No. of General Location Units per Units per 3-Bedroom 4-Bedroom
(1)(2)
Type Buildings Parcel (per Tract Map) Bldg. Building Type Units Units
n/e corner Keegan Street and
A 1 4 4 2 2
Dublin Boulevard (Parcel 4)
east side of Keegan Street
B 2 5 10 6 4
(Parcel 3)
2 on Lockhart Street,
2 in middle of Lot 3, and
C 5 6 30 20 10
1 on Dublin Boulevard
(Parcels 9, 10 & a portion of 5)
n/w corner of Lockhart Street
CX 1 6 6 4 2
and Dublin Boulevard
(Parcel 7)
3 on Dublin Boulevard, and 2
each on Keegan Street and
D 7 7 49 35 14
Lockhart Street
(Parcels 2, 6 & 8)
s/e corner of Lockhart Street
DX 1 7 7 5 2
and Maguire Way (Parcel 11)
s/e corner Kegan Street and
E 1 8 8 6 2
Maguire Way (Parcel 1)
south side of Maguire Way
EX 1 8 8 6 2
midblock (Parcel 11)
19 122 84 38
Total
(1)
Floor Plans 1, 2A & 2B
(2)
Floor Plans 3A, 3A-Alt, 3B & 3C
Common areas include the vehicular circulation system but focus on the system of paseos and
residential courtyards.
The passive recreation facilities for the proposed project are served by a private pocket park
located past the first row of townhouses at the Maguire Way entrance.
Figure 2: The Groves Lot 3 - Site Plan
FP
– Each townhouse unit generally is configured as a three-floor walk-up with
LOOR LANS
access from a street-level entry in front and an enclosed ground-level two-car garage to the
Page 6 of 13
rear. The floor plans offered are for either a three-bedroom or four-bedroom unit. Plan 1 and
Plan 2 with its variations each have three bedrooms, and Plan 3 with its variations has four
bedrooms. All end units are a variation of Plan 3 with four bedrooms, and all units in between
are variations of Plans 1 and 2 with three bedrooms for a distribution of 84 three-bedroom units
(70%) and 38 four-bedroom units (30%).
Each unit has a ground floor bedroom with an en suite bathroom. The second level is arranged
as a “great room” with living, dining, kitchen, and large deck area for most floor plans. A powder
room also is located on each second level. The master bedroom with en suite master bathroom
is located on the third floor along with two or three other bedrooms, depending upon the floor
plan, and a second full bathroom. Laundry rooms and instantaneous water heaters are located
on the third floor of all plans.
Each garage is arranged with areas for trash and recycling. Also, based on a recently adopted
City ordinance, all units are provided with a dedicated storage area having a minimum of 200
cubic feet separate from the garage. Each master suite has a walk-in closet, dual basins,
separate water closet, and separate tub and shower. All forced air unit equipment is located in
the attic above each unit and accessible from the third floor. A minimum of 10%, or 13 units, will
be improved as handicapped accessible on the ground floor in accordance with the California
Building Code. Approximately 34 units (all end units) potentially could serve that purpose. The
floor plans are shown on Sheets A4.00 through A4.21 with potentially accessible units identified
on Sheet C.7, Attachment 3.
TABLE 4: The Groves Lot 3 - Floor Plans
Plan No. of Units Square Feet Bedrooms Bathrooms Buildings % of Project
per Plan
A, B, C, CX, D,
1 35 1,902 sf 3 3½ DX, E, EX 29%
all buildings
A, B, C, CX, D,
2A 37 2,013 sf 3 3½ DX, E, EX 30%
all buildings
49 40%
2B 10 2,013 sf 3 3½ D, DX, E, EX 8%
2C 2 2,013 sf 3 3½ E, EX 2%
3A 3 2,170 sf 4 3½ CX, DX, EX 2%
A, B, C, CX, D,
3A-Alt 19 2,170 sf 4 3½ DX, E, EX 16%
38 31%
all buildings
3B 15 2,170 sf 4 3½ B, C, D, E 12%
3C 1 2,170 sf 4 3½ A 1%
Total 122 100.00%
Plan 1
– Plan 1 is a 3-bedroom unit and is the smallest at 1,902 square feet. Plan 1 is an
interior unit only, situated with units on both sides. All buildings, except Building A,
include two Plan 1 units per building. The 35 units of Plan 1 represent 29% of the total
project.
Plan 2
– Plan 2 is also a 3-bedroom unit. The three variations on Plan 2 are the most
frequently utilized plan at 49 units or 40% of the project. The 2,013 square foot interior
unit is also used in each of the 19 buildings, with Plan 2A used more than once in all but
Building A.
Page 7 of 13
Plan 3
– Plan 3 is a 4-bedroom unit and is the largest at 2,170 square feet. The ground
floor bedroom also is described as a den option. All Plan 3 and its variations are end
units and “Alt” may be fitted as handicapped accessible where indicated on the plans. At
least one Plan 3A-Alt would be provided as an end unit in all buildings. Approximately 13
units have a ground floor yard oriented towards the paseo.
A
– The proposed exterior architecture is a contemporary interpretation of eclectic
RCHITECTURE
craftsman style consistent and compatible with Phases 1 and 2 of the project known as The
Groves. Buildings would be Type V wood frame structure with a mix of exterior materials. The
building roof generally is a gable form from end-to-end pitched at 4:12. Building ends may have
hip construction over at least one end, gable projections over upper level windows, and shed or
trellis structures over porches and decks. Roof materials are a flat concrete tile in one of two
colors and standing metal seam accents over porches and some projections.
In addition to the roof, exterior materials include brick veneer, stucco finish, fiber cement board
siding (both horizontal and vertical), and fiber cement trim to accent windows and door frames.
Brick veneer in two different colors is used to anchor the ground floor of each building below a
horizontal band generally situated between either the first and second floor, or the second and
third level. This band technique often is used to visually break up a large facade. Buildings are
articulated at the second and third level with window bays and covered decks having varying
depths and dimensions.
In addition to the fiber cement trims in contrasting colors, other architectural elements include
corbel supports for second and third level building projections and decks, gable end ridge beam
details, wooden deck railings and porch posts accented with kickers, corbelled pot shelves, and
decorative shutters for upper level windows. All front doors are detailed with a four-pane
window at the top to allow natural light. All windows are presented as double-hung, and each
rear elevation reflects the metal sectional garage doors serving each unit.
Since all of the proposed buildings share similar forms and features, the building type among
the five types listed is more a function of unit mix and color scheme rather than architectural
style. The architectural style is carried into the landscape and open space plan with the
proposed hardscape materials and amenities within the common recreational and open space
areas.
Two colors schemes are shown along with the proposed brick veneer accent materials and roof
materials. (See Attachment 3, Sheet A5.00)
The buildings adjacent to Dublin Blvd will require interior and exterior sound attenuation in
accordance with the requirements of the Mitigation Measures contained in the EDSP and the
recommendations of the March 2013 acoustic study.
P
– The proposed townhouse project would be built in compliance with the standard
ARKING
currently shown with the proposed PD rezoning of 2 covered spaces per unit within an enclosed
garage plus one guest space per unit for a total parking requirement of 366 spaces. This figure
includes:
a) 244 covered spaces – 2 spaces per units within an attached enclosed garage
b) 123 guest spaces (122 spaces required) provided
The location of parking provided is shown on Attachment 3 Sheet C.3
Page 8 of 13
L
- As in any higher density community, landscaping and recreational amenities are
ANDSCAPING
used to provide quality open areas and visual relief. The landscaping is generous and has been
designed to be compatible and complement the architecture as to theme and character of the
residential structures. Plantings and hardscape elements are used to create neighborhood
identification and an attractive community entry.
All project streets, perimeter sidewalks, interior sidewalks, paths, paseos, and common areas
are shaded and enhanced by trees and plantings to soften architectural ends, highlight entries,
and minimize the overall scale of the structures. A combination of evergreen and deciduous
trees, shrubs, groundcover, and grasses are proposed for color, texture, contrast, screening,
direction to amenities, and overall project identity. The proposed listing of plant materials is
shown on Attachment 3, Landscape Architecture tab, Sheet L-2.
Paseos - Pedestrian circulation is accommodated and emphasized by a series of paseos
which serve as the common areas, interface with front door entries, and presentation of the
neighborhood image. The paseos feature a scored concrete pathway of approximately 4
feet wide flanked by narrow trees, shade tolerant flowering shrubs, and groundcover. Each
end unit entrance is highlighted by an arbor, attached to a low front porch railing, in a style
complementary to the building architecture. The residential paseos range in width from
approximately 12 feet between front porch railings to 20 feet between building facades.
Depending upon length, each paseo is designed with one or more residential courtyards or
“landings” of scored concrete as a complement to the landscaping; the proposed landscape
plan shows 13 of these features. Pedestrian level bollards are proposed to provide pathway
illumination. (See Attachment 3, Landscape Architecture tab, Sheet L-4)
Pocket Park – The location of the pocket park near the Maguire Way entrance is identified
within the drive aisle by enhanced paving in the form of decorative cast concrete unit paving
stones leading to a scored concrete surface behind the curb face. An entry gate defines the
site with a low neighborhood wall clad in a complementary brick veneer and a 3-foot high
stained wooden border fence. A scored concrete footpath serves as a continuation of the
adjacent paseo and divides the park into two areas. Footpath surfaces within the park are
composed of scored concrete pads joined by areas of decomposed granite.
This recreational amenity will provide a quiet garden retreat, as well as an area for social
gatherings and other activities. Both feature landscaping with planters, fixed benches, and
trash receptacles. The southerly area would include a pre-cast planter/fountain as a focal
point along with lush ground cover. In addition to fixed benches, the northerly portion would
be equipped with a picnic table, lighting, two stained wooden pergolas with rose vines, and a
stained wooden arbor, each in an architectural style that complements the buildings.
S
– A streetscape concept has been shown for Dublin Boulevard and street sections
TREETSCAPE
with proposed improvements are shown for each type of internal drive aisle. Drive aisles are
generally 20 feet wide except where adjacent to perpendicular guest parking; in those cases
drive aisles would be 24 feet wide, and 28 feet wide on aisles with one side of parallel parking.
A small landscaped planter would be maintained within a narrow setback between garage doors
along the rear elevation. Landscape treatment details are included for the four perimeter
frontages:
Dublin Boulevard – Street trees will be placed in a triangular pattern in the parkway behind
the sidewalk to create a “grove” effect while maintaining the theme of a traditional tree-lined
Page 9 of 13
residential street consistent with the Streetscape Master Plan. Since the building grade is
higher than street level at this location, drive aisle ends shall be treated with transparent iron
fencing. Ground-level retaining walls will be hidden with a landscaped slope or, where
exposed, finished with stucco or brick veneer and cap details compatible with the on-site
improvements. Landscaping will consist of flowering groundcover and shrubs adjacent to
the sidewalk and parkway. The mid-level and upper levels of the slope would be planted
with taller shrubs and grasses to provide texture, color, and a cascading effect to control
erosion. Taller upright shrubs will be placed at the top of the slope adjacent to the on-site
perimeter walkway and building ends to serve as a buffer for pedestrians and screening from
Dublin Boulevard. (See Attachment 2, Landscape Architecture tab, Sheet L-6)
Keegan and Lockhart Streets – Landscape materials will be a continuation of the established
streetscape concepts for the adjacent Oak Groves projects to the north. Corner monuments
and neighborhood identification markers are proposed for both corners at Dublin Boulevard
consistent with the architectural style of the project and complementary to existing
monuments along Dublin Boulevard. As with Dublin Boulevard, a slight grade differential will
be evident between the existing improved right-of-way and the finished building grade. A
variety of flowering shrubs and grasses are proposed in a tiered arrangement with lower
flowering groundcover adjacent to the sidewalk and taller cascading shrubs and grasses on
the upper parts of the slope. Smaller flowering secondary trees would be used at building
ends to reduce mass and scale and provide seasonal color. Street trees also would be
consistent with the adopted street concept. Pedestrian access to the project site from the
adjacent public right-of-way would be at two locations along the easterly edge of the project
site adjacent to Lockhart Street. Pedestrian interfaces will be highlighted with flowering
trees. (See Attachment 3, Landscape Architecture tab, Sheets L-7 and L-8)
Maguire Way – A street concept with a designated street tree already has been established
for Maguire Way as part of the apartment project to the north and will be consistent along the
south side adjacent to the proposed project. Accent landscaping of secondary flowering
trees will be used to minimize the vertical scale of the architecture. The main entrance and
marketing window to the proposed project along Maguire Way will highlight accent plantings
through a combination of evergreen flowering shrubs, grasses, and ground cover.
Vesting Tentative Tract Map
TABLE 5: Vesting Tentative Map Parcel Development
Parcel Acreage (net) Description
1 .34 ± Building E (Residential) 8 units
2 .55 ± Building D (Residential) 14 units
3 .35 ± Building B (Residential) 10 units
4 .20 ± Building A (Residential) 4 units
5 .48 ± Building C (Residential) 13 units
6 .48 ± Building D (Residential) 14 units
7 .27 ± Building CX (Residential) 6 units
8 .46 ± Building D (Residential) 14 units
9 .43 ± Building C (Residential) 12 units
10 .41 ± Building C (Residential) 12 units
11 .52 ± Buildings DX and EX (Residential) 15 units
A 1.47 ± Internal Circulation System - Private Street
B .40 ± Maguire Way - Private Street (existing)
Total 6.36 122 units
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Conditions of Approval are included in the Resolution recommending approval (Attachment 2).
All utilities are available at the property line; all perimeter streets and right-of-way already have
been dedicated, and streets have been improved. Perimeter sidewalks and landscaping would
be constructed as part of this project.
Inclusionary Housing – The project is subject to the City’s Inclusionary Zoning Regulations
(Chapter 8.68 of the Municipal Code). Under the terms of the Regulations, the Developer has a
15 unit affordable housing obligation, which obligation may be satisfied by several means. The
Developer has proposed an “alternate method of compliance” under Section 8.68.040.E to
satisfy its 15 unit affordable housing obligation, which proposal is subject to City Council
approval. The Developer has proposed to pay fees of $1,300,000 in lieu of constructing the 15
affordable housing units. The Developer has agreed to make the payment on or before July 1,
2014. If the Developer fails to make the payment when due, the City may withhold further
approvals and authorizations for the Project, and may elect to revoke the approval of the
alternate method of compliance and apply the Regulation’s standard requirements (Attachment
2, Condition 19). The fees collected in lieu of the development of onsite Inclusionary Units will
be used to assist with the development of affordable units in locations that are superior locations
for affordable units because of access to transit and services.
Public Art Compliance – This project is subject to compliance with the City’s Public Art
Ordinance. The Ordinance requires the Applicant’s contribution will be .5% of the aggregate
value of the home construction to be determined and calculated by the City’s Building Official.
The Applicant has submitted a Public Art Compliance Report included in the project submittal
package and proposes to pay in-lieu fees. An appropriate Condition of Approval has been
included. (See Attachment 2, Condition 29).
CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE
The application includes proposed amendments to the General Plan and Eastern Dublin
Specific Plan. The Groves Lot 3 includes a request for Planned Development rezoning and a
related Stage 1 and Stage 2 Development Plan.
The proposed amendments to the General Plan and the Eastern Dublin Specific Plan reflect
land uses that are compatible with the adjacent areas and surrounding development. The
proposed land use represents a reduction in residential density than approved previously but
effectively corresponds to the number of units anticipated for this area prior to the granting of
density bonuses as an incentive for providing affordable housing. The proposed project will
contribute to housing opportunities and diversity of product type as a complement to the
surrounding neighborhoods. The proposed Stage 1 Planned Development rezoning and the
proposed Stage 2 Development Plan for The Groves Lot 3 would be consistent with the
requested land use amendments.
The Groves Lot 3 has been reviewed for conformance with the Community Design and
Sustainability Element of the General Plan which evaluates compatibility of the design with
adjacent and surrounding development via pedestrian circulation, gathering spaces, open
spaces, and integration with the village concept. In general, the proposed project furthers the
goals of the Community Design and Sustainability Element of the General Plan by providing a
high quality of life and preserving resources and opportunities for future generations.
Page 11 of 13
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police
Services, Dublin San Ramon Services District and Alameda County Airport Land Use
Commission reviewed the projects to ensure that they are planned and will be built in
compliance with all local Ordinances and Regulations. Conditions of Approval from these
departments and agencies are included in the attached Resolution pertaining to the Site
Development Review and Vesting Tentative Map (Attachment 2).
ENVIRONMENTAL REVIEW:
The project is located within the Eastern Dublin Specific Plan area, which was the subject of an
Environmental Impact Report for the General Plan Amendment and Eastern Dublin Specific
Plan (SCH # 91103064), certified by the City Council in Resolution No. 51-93. The General Plan
Amendment/Specific Plan EIR is a program EIR, which anticipated several subsequent actions
related to future development in Eastern Dublin and identified some impacts from
implementation of the General Plan Amendment/Specific Plan that could not be mitigated to less
than significant. Upon approval of the Eastern Dublin project, the City adopted a statement of
overriding considerations for such impacts. 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 environmental impacts of the existing land uses were
addressed by the Negative Declaration approved by the City Council in Resolution No. 140-97
for the Planned Development Rezoning for 453 acres of Dublin Ranch (Areas B-E). Impacts
have been found to be the same or less than those analyzed previously with no further
environmental review required.
In June 2003, the City prepared an Initial Study for Fairway Ranch to determine whether there
would be supplemental environmental impacts occurring as a result of this project beyond or
different from those already addressed in the Program EIR and the 1997 Negative Declaration.
The Initial Study concluded that the proposed project could not have a significant effect on the
environment because the environmental impacts of this project were fully addressed by the final
EIR for the General Plan Amendment, Eastern Dublin Specific Plan Amendment and
subsequent Addenda, and the 1997 Negative Declaration. Since the number of units currently
proposed for The Groves Lot 3 is less than initially evaluated, impacts from the proposed project
have been found to be the same or less than those analyzed previously and would not require
any further environmental review.
All other EIRs NDs, Resolutions, and Ordinances referenced above and throughout the Staff
Report are incorporated herein by reference and are available for review at City Hall, 100 Civic
Plaza, Dublin, California during business hours.
Planning Commission Actions:
On January 28, 2014, the Planning Commission held a public hearing to review the Groves Lot
3 project. At the public hearing, the Planning Commission discussed the proposed General
Plan and Eastern Dublin Specific Plan Amendment, Planned Development Rezone with related
Stage 1 and Stage 2 Development Plan. The Planning Commission Staff Report is included as
Attachment 4and the draft minutes of the Planning Commission meeting are included as
Attachment 5.
Page 12 of 13
The Commission deliberated and approved the following resolutions by a 4-1 vote:
Resolution 14-4, recommending that the City Council adopt a Resolution amending the
General Plan and Eastern Dublin Specific Plan (Attachment 6);
Resolution 14-6, recommending the City Council approve a Planned Development
Rezone with a related Stage 1 and Stage 2 Development Plan (Attachment 7);
Resolution 14-7, recommending the City Council approve a Site Development Review
permit and Vesting Tentative Map 8164 for 122 Townhouse/Condominium units
(Attachment 8)
PUBLIC NOTICING:
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 Valley Times and posted at several locations
throughout the City. A copy of this Staff Report has been provided to the Applicant.
ATTACHMENTS:
1.Ordinance rezoning The Groves Lot 3 to a Planned Development
Zoning District and approving a related Stage 1 and 2 Development
Plan
2.Resolution approving the Site Development Review Permit and
Vesting Tentative Map 8164 (Lot 3) for 122 townhouse/condominium
units for an 8.8 acre site (6.36 net acres) known as The Groves at
Dublin Ranch (Lot 3) located along the north side of Dublin
Boulevard between Keegan Street and Lockhart Street in the
Eastern Dublin Specific Plan Area
3.Applicant’s submittal package dated January 22, 2014
4. January 28, 2014 Planning Commission Staff Report
5. January 28, 2014 Draft Planning Commission Minutes
6. Planning Commission Resolution 14-4, recommending that the City
Council adopt a Resolution amending the General Plan and Eastern
Dublin Specific Plan for the Subarea 3 and The Groves Lot 3
7. Resolution 14-6, recommending the City Council approve a Planned
Development Rezone with a related Stage 1 and Stage 2
Development Plan
8 Resolution 14-7, recommending the City Council approve a Site
Development Review permit and Vesting Tentative Map 8164 (Lot 3)
for 122 Townhouse/Condominium units for an 8.8-acre site (6.36 net
acres) known as The Groves at Dublin Ranch (Lot 3)
Page 13 of 13
ORDINANCE NO. XX – 14
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * * * * * * *
REZONING THE GROVES LOT 3 TO A PLANNED DEVELOPMENT ZONING DISTRICT AND
APPROVING A RELATED STAGE 1 AND 2 DEVELOPMENT PLAN
PLPA 2013-00034
The Dublin City Council does ordain as follows:
SECTION 1. RECITALS
A. The Groves Lot 3 (“project”) is in Dublin Ranch Area B in the Eastern Dublin Specific Plan
area. On October 10, 1994, the City Council adopted Ordinance 4-94 prezoning the 1,538 acre
Dublin Ranch to PD-Planned Development in accordance with the 1993 Eastern Dublin General
Plan Amendment and Eastern Dublin Specific Plan. Following annexation of Dublin Ranch, the
City Council adopted Ordinance 24-97 on December 2, 1997 rezoning Dublin Ranch Areas B-E
to PD-Planned Development and adopting the then-required Land Use and Development Plan
(LUDP) by Resolution 141-97. The LUDP established permitted uses, development standards
and other regulations for future development of Areas B-E. The Groves Lot 3 was anticipated
for up to 304 units of High Density Residential uses as part of a larger residential development.
The unit count assumed a base number of units plus additional units through a density bonus.
B. Several development applications have been approved based on the 1997 PD zoning,
including the approximately 25-acre Fairway Ranch high density residential project approved on
July 1, 2003. The current project is the third phase of the project initially approved as Fairway
Ranch, which is now known as The Groves. A Site Development Review permit was approved
in March 2007 to revise the site plan and allow live-work units. In March 2013, the City
approved a 304 unit apartment project. None of the prior approved developments have been
built.
C. The PD-Planned Development zoning for the project would supersede Ordinance 24-97 as
to The Groves Lot 3 project area.
SECTION 2. FINDINGS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows.
1. The Groves Lot 3 PD-Planned Development zoning meets the purpose and intent of
Chapter 8.32 in that it provides a comprehensive development plan that creates a
desirable use of land that is sensitive to surrounding land uses by virtue of the layout and
design of the site plan.
2. Development of the Project under the PD-Planned Development zoning will be
harmonious and compatible with existing and future development in the surrounding area
in that the project provides higher density housing, compatible with existing higher
density residential development to the north and west, and with proposed development to
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the east. The Project provides a high degree of design and landscaping to complement
existing and planned uses in the area.
B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds
as follows.
1. The PD-Planned Development zoning for Project will be harmonious and compatible
with existing and potential development in that the project provides higher density
housing, compatible with existing higher density residential development to the north and
west, and with proposed development to the east. The Project provides a high degree of
design and landscaping to complement existing and planned uses in the area.
2. The project site is flat, in an infill area that is fully served by public services and
existing roadways. There are no site challenges that will impede use of the site for the
intended purposes. There are no major physical or topographic constraints and thus the
site is physically suitable for the type and intensity of the proposed residential
development.
3. The PD-Planned Development zoning will not adversely affect the health or safety of
persons residing or working in the vicinity, or be detrimental to the public health, safety
and welfare in that the project will comply with all applicable development regulations and
standards.
4. The PD-Planned Development zoning is consistent with and in conformance with the
Dublin General Plan and Eastern Dublin Specific Plan, as amended, in that the proposed
residential use is consistent with the Medium High Density Residential land use
designation for the site approved in connection with the Project.
C. Pursuant to the California Environmental Quality Act, the City Council determined that the
Project is within the scope of the Eastern Dublin EIR and other prior CEQA reviews, and that no
further environmental review is required, as set forth in Resolution xx-14 on _______________,
2014, which resolution is incorporated herein by reference.
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 (“Property”) to a Planned Development
Zoning District:
8.8 gross acres at the northwest corner of Dublin Boulevard and Lockhart Street, APN
985-0048-005
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A map of the rezoning area is shown below:
SECTION 4.
The regulations for the use, development, improvement, and maintenance of the Property are
set forth in the following Stage 1/2 Development Plan for the Project area, which is hereby
approved. Any amendments to the Stage 1/2 Development Plan shall be in accordance with
section 8.32.080 of the Dublin Municipal Code or its successors.
Stage 1/2 Development Plan for The Groves Lot 3
This is a Stage 1 and 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance. 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 rezoning for the
Groves Lot 3, PLPA 2013-00034.
The PD-Planned Development District and this Stage 1/2 Development Plan provides flexibility
to encourage innovative development while ensuring that the goals, policies, and action
programs of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance are
satisfied.
A separately bound document titled “Lot 3” (hereafter, “Plan Book”) stamped “Received, January
22, 2014”, contains information on the Project, including the Stage 1 and 2 Development Plan
and is incorporated herein by reference and on file in the Dublin Community Development
Department. Unless otherwise noted, the references below are to the Plan Book section “Stage
1 and Stage 2 Planned Development Rezone”, hereafter “PD”.
3
1. Statement of permitted, conditional, and accessory uses.
2. Stage 1 and 2 Site Plan.
4
3. Site area, proposed densities. Gross/net area: 8.8/6.4 acres. Density: 19.1 du/net acres.
Maximum number of units: 122.
4. Development Regulations.
5. Architectural Standards. The architectural character and theme shall be as generally shown
in the following exhibits.
5
6. Phasing Plan. Project will be built in one phase.
7. Master Neighborhood/Preliminary Landscaping Plan.
8. General Plan and Specific Plan Consistency. The Project is consistent with the General Plan
and Eastern Dublin Specific Plan through companion amendments approved in conjunction
with the PD rezoning.
9. Inclusionary Zoning Regulations. The Project will provide the City with funds to satisfy the
Inclusionary Zoning Regulations.
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10. Aerial Photo.
SECTION 5. OTHER ZONING REGULATIONS.
Pursuant to the Dublin Zoning Ordinance,
section 8.32.060.C, the use, development, improvement, and maintenance of the Project area
shall be governed by the provisions of the closest comparable zoning district as determined by
the Community Development Director and of the Dublin Zoning Ordinance except as provided in
the Stage 1/2 Development Plan.
SECTION 6. PRIOR PD ZONING SUPERSEDED.
Ordinance 24-97 and the related Land Use
and Development Plan approved in Resolution 141-97 are inapplicable as to the Project and are
hereby superseded to that extent.
SECTION 7. POSTING.
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 8. EFFECTIVE DATE.
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 _________
day of _____________ 2014, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
_____________________________
7
Mayor
ATTEST:
_____________________________
City Clerk
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