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AGENDA STATEMENT
CITY COUNCIL MEETING DATE: November 4, 2003
SUBJECT:
PUBLIC HEARING: PA 02-024 Pinn Brothers Fine
Homes/Silveria Ranch - Planned Developmem Rezoning and Stage
2 Development Plan - 2"d Reading
Report Prepared by: Janet Harbin, Senior Planner
ATTACHMENTS:
RECOMMENDATION:~
City Council Ordinance approving a Planned Development (PD)
Prezoning and Stage 2 Development Plan (with the following
Exhibits attached: Exhibit A -1, Rezoning; and, Exhibit A-2,
Stage 2 Development Plan [previously reviewed by City
Council, and available for review in the Planning Dept.])
1. Open Public Hearing
2. Receive Staff presentation
3. Take public testimony
4. Question Staff, Applicant, and the public
5. Close public hearing and deliberate
6. Waive reading and adopt Ordinance (Attachment 1) approving a
Planned Development (PD) Rezoning and Stage 2 Development
Plan.
PROJECT DESCRIPTION:
Pinn Brothers Fine Homes has submitted a project application consisting of a Planned Development
Rezoning and Stage 2 Development Plan, Vesting Tentative Tract Map and Site Development Review for
254 multi-family and single-family homes on approximately 93.4 acres of annexed properties located
southeast and northeast of the intersection of Tassajara Road and the future extension of Fallon Road.
The 93.4 acres to be developed include the Silveria and Haight properties, now known as the Silveria
Ranch. The remaining 10 acres of the original annexation area are owned by Robert Nielsen Jr., and are
not included in the proposed development.
BACKGROUND:
The Silveria Ranch properties are currently used for cattle graZing. There is an existing rural residence
and associated farm structures on the property, which will be removed as part of the development. The
surrounding land owners and uses include the Lin property to the east which is used primarily as grazing
land and is under City review for a propoSed development; the Dublin Ranch property which is being
developed for residential use; and the Nielson property with a rural residential home and agricultural use
COPIES TO: Applicant
Property Owners
G:LPA#L2002\02-024 einn Bros\CC-SR Stage 2 2nd reading.doc ITEM No.PAfile 6 ~
to the south. The Mission Peak Homes property to the north is currently being used for cattle grazing, and
may be considered for development in the future. The western property boundary is defined by Tassajara
Road, which serves as a'connection between Alameda County and Contra Costa County. The futUre
extension of Fallon Road divides the Silveria Ranch properties into two portions and is to be extended to
Tassaj ara Road with the development. The Local Agency Formation Commission of Alameda County
(LAFCO) approved the annexation of the property on January 9, 2003. Final annexation of the Silveria,
Haight and Nielsen properties, and totaling 103 acres, to the City of Dublin occurred 'on May 5, 2003 with
the filing of the annexation map and payment of State taxes and fees.
On October 21, 2003, the City Council held a public hearing and approved the request for a Planned
Development Rezoning and Stage 2 Development Plan, PA 02-024, for the Silveria and Haight properties
(a.k.a. Silveria Ranch) comprising apProximately 93.4 acres. Prior to that date, the Planning Commission
approved the Vesting Tentative Tract Map and the Site Development Review for the project and
recommended the Rezoning and Development Plan to the City Council on September 23, 2003.
City Council Action:
On October 21, 2003, the City Council heard a presentation from Staffand the Applicant for the project,
and received comments from the Public. Upon hearing comments from the Public, the City Council
requested that the following issues be solved prior to approval of the Development Agreement for the
Planned District Which is currently being prepared by the City Attorney's Office:
· Concerns that the creation of a bio-swale on the site will create habitat that will be attractive to known
endangered species that have been discovered on adjacent development sites.
· Construction and dedication of an extended 36' wide public street'connecting Street "A" and "B" to
the south to the adjacent Nielsen property. Design of said street shall insure that the grade differential
will be addressed using vertical curves to insure smooth ingress and egress (so that there are no
"humps" that trucks will get stuck on.)
· Mr. Nielson is to provide a current parking diagram for his commercial activities and improvements
will be designed to minimize the potential impacts on existing parking.
· Develop a turnaround design for trucking activities that minimizes the interface between the
commercial use on the Nielson property and the residential use on the Silvera Property.
· A conservation easement or other similar instrument has been agreed to by Pinn Brothers Fine Homes
(Pfeiffer Properties, Inc.) to permanently preserve the approximately 56 acres of open space in the
project area (this includes the 8 acres that heretofore had not been placed in a conservation easement)
· Median removed from plans
At the October 21 st hearing, the City Council introduced the Ordinance (Attachment 1) approving the
Planned Development Rezoning and Stage 2 Development Plan; waived the first reading; and, adopted a
resolution making findings related to the Planned Development Rezoning and Stage 2 Development Plan;
approving an EIR Addendum; and, adopting a Statement of Overriding Considerations for the Pinn
Brothers Fine Homes/Silveria Ranch project.
Staff has confirmed that the plans for the Planned Development, Vesting Map and Site Development
Review do not include a median on "A" Street at Tassajara Road.
As required by the City of Dublin Municipal Code, a second reading of the proposed Ordinance is
necessary prior to final adoption of the Planned Development Rezoning and Stage 2 Development Plan.
RECOMMENDATION:
Staff recommends that the City Council: 1) Open the public hearing; 2) Receive Staff presentation and
Public testimony; 3) Close public hearing and deliberate; 4) Waive the second reading and adopt the
Ordinance (Attachment 1) approving a Planned Development (PD) Rezoning and Stage 2 Development
Plan (with the following Exhibits attached: Exhibit A-l, Rezoning, and Exhibit A-2, Stage 1 Development
Plan [previously reviewed by City Council, and available for review in the Planning Dept.]) for PA 02-
024.
ORDINANCE NO. XX-03
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY TO A PLANNED
DEVELOPMENT (PD) AND APPROVING A RELATED STAGE 2 DEVELOPMENT PLAN
FOR APPROXIMATELY 93.4 ACRES WEST OF TASSAJARA ROAD AND AT THE
INTERSECTION OF FALLON ROAD
PA 02-24
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 (PD)
Zoning District:
Approximately 93.4 acres generally located in an unincorporated area of Alameda County
bounded by Tassajara Road to the west and at the intersection of Fallon Road to the north and
south and encompassing 2 properties and the contiguous right-of-way known as Tassajara
Road, located north of the current City Limits and within the Eastern Dublin Specific Plan area
(APNs: 985-0002-008-02 & 985-0002-007-01).
A map of the rezoning area is shown below:
LIN
SECTION 2.
The regulations of the use, development, improvement, and maintenance of the Property are set
forth in the Rezoning and Stage 2 Development Plan for the Project Area (Exhibits A-1 & A-2, hereto)
which are hereby approved. Any amendments to the Stage 2 Development Plan shall be in accordance
with section 8.32.080 of the Dublin Municipal Code or its successors.
SECTION 3.
Except as provided in the Stage 2 Development Plan, the use, development, improvement and
maintenance of the Property shall be governed by the provisions of the Dublin Zoning Ordinance.
SECTION 4.
This Ordinance shall take effect and be enforced thirty (30) days following its adoption. 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.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 4th day of
November 2003, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
GSPA#X2002\02-024\CC-PDord2.doc
EXHIBIT A-1
PLANNED DEVELOPMENT REZONING
STAGE 2 DEVELOPMENT PLAN
PINN BROTHERS HOMES/SILVERIA RANCH
(PA 02-024)
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for the Pinn
Brothers Fine Homes/Silveria Ranch project, generally located in an recently annexed area of Dublin
bounded by Tassajara Road to the west and at the intersection of Fallon Road to the north and south. The
project site encompasses 2 properties and the contiguous right-of-way known as Tassajara Road, located
to the north of the Quarry Lane School and property owned by Robert Nielsen, Jr. (Nielsen Ranch) within
the Eastern Dublin Specific Plan area (APNs: 985-0002-008-02 and 985-0002-007-02). This
Development Plan meets all of the requirements for the Stage 2 review of the project.
This Development Plan also represented by includes the Aerial Photo, Stage 2 Site Plan, Stage 2
Phasing Plan, Preliminary Landscape Plan, Land Use Summary Table, Typical Street Sections,
Preliminary Grading and Utility Plan, Erosion Control Plan, and Floor Plan and Elevations,
consisting of sheets dated September 11, 2003, and dated "received September 12, 2003," labeled
Exhibit A-2 to the Ordinance approving this Development Plan (City Council Ordinance No. 03 -
), and on file in the Planning Division of the Community Development Department. The Planned
Development Zoning District allows the flexibility needed to encourage innovative development
while ensuring that the goals, policies, and action programs of the General Plan, Eastern Dublin
Specific Plan, and provisions of Section 8.32 of the Zoning Ordinance are satisfied.
The Development Plan consists of:
A Stage 2 Development Plan for 2 parcels, known as the Silveria Ranch, consisting of
approximately 93.4 acres.
The Stage 2 Development Plan meets the requirements of Section 8.32.040.B of the Zoning Ordinance
and consists of the following:
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
Statement of compatibility with the Stage 1 Development Plan.
Statement of permitted uses.
Stage 2 Site Plan.
Site area, proposed densities.
Development regulations.
Phasing Plan.
Dublin Zoning Ordinance - Applicable Requirements
Lot Coverage.
Architectural Standards.
Preliminary Landscaping Plan.
Inclusionary Housing Provisions.
EXHIBIT
q
STAGE 2 DEVELOPMENT PLAN
Compatibility with the Stage 1 Development Plan & Zoning: This PD Planned Development
Zoning District is to provide for and regulate the development of the Pinn Brothers Fine
Homes/Silveria Ranch Properties as shown on Exhibit A-2 (General Plan land use designations
include: Single Family Residential, Medium Density Residential, Medium-High Density
Residential, and Rural Residential/Agriculture), and is generally compatible with the proposed
residential and open space land uses and the PD Planned Development Prezoning of the Stage 1
Development Plan. This Stage 2 Development Plan does not address the remaining 10 acres (the
Nielsen Property) of the previous annexation project to the south of the Silveria Ranch Properties,
and identified as Rural Residential/Agriculture in the Stage ! Development Plan approved in
December 2002. When an actual development is proposed for the 1 O-acre property in the future,
approval of a PD Rezoning and Stage 2 Development Plan, and possibly additional environmental
'review, for that particular parcel will be required prior to development/construction.
2. Statement of Permitted Uses: The following are uses permitted for this site:
A) PD Single Family Residential
Intent: Single Family land use designations are established to: a) reserve appropriately
located areas for family living at reasonable population densities consistent with
sound standards of public health and safety; b) ensure adequate light, air, privacy and
open space for each dwelling; c) provide space for semi-public facilities needed to
complement urban residential areas and for institutions that require a residential
environment; and d) accommodate single family housing, including a wide range of
units from small-lot and zero-lot line units to large lot estate units.
Permitted Uses:
Per the R-1 Zoning District
Conditional Uses:
Per the R-1 Zoning District
Accessory Uses:
All Accessory Uses shall be in accordance with Section 8.40 of the Dublin Zoning
Ordinance
B)
PD Medium Density Residential
Intent: Medium Density land use designations are established to: a) reserve appropriately
located areas for family living in a variety of types of dwellings at a reasonable range
of population densities consistent with sound standards of public health and safety; b)
preserve as many as possible of the desirable characteristics of the one-family
residential district while permitting higher population densities; c) ensure adequate
light, air, privacy and open space for each dwelling unit; d) minimize traffic
congestion and avoid the overloading of utilities by preventing the construction of
buildings of excessive size in relation to the land around them; e) provide necessary
space for off-street parking of automobiles and, where appropriate, for off-street
2 Exhibit A-1
¢)
loading of trucks; and f) protect residential properties from the hazards, noise and
congestion created by commercial and industrial traffic.
Permitted Uses:
Per the R-1 Zoning District
Conditional Uses:
Per the R-1 Zoning District
Accessory Uses:
All Accessory Uses shall be in accordance with Section 8.40 of the Dublin Zoning
Ordinance
PD Medium-High Density Residential
Intent: Medium High Density land use designations are established to: a) reserve
appropriately located areas for family living in a variety of types of dwellings at a
reasonable range of population densities consistent with sound standards of public
health and safety; b) preserve as many as possible of the desirable characteristics of the
one-family residential district while permitting higher population densities; c) ensure
adequate light, air, privacy and open space for each dwelling unit; d) minimize traffic
congestion and avoid the overloading of utilities by preventing the construction of
buildings of excessive six in relation to the land around them; e) provide necessary
space for off-street parking of automobiles and, where appropriate, for off-street -'
loading of trucks; and f) protect residential properties from the hazards, noise and
congestion created by commercial and industrial traffic.
Permitted Uses:
Per the R-M Zoning District
Conditional Uses:
Per the R-M Zoning District
Accessory Uses:
All Accessory Uses shall be in accordanCe with Section 8.40 of the Dublin Zoning
Ordinance
PD Private Open Space
Intent: To provide private open space for visual quality of the community, enhanced views,
areas for wildlife habitat and migration, as well as maintaining the ridgelands on the site as a
visual resource.
3 Exhibit A-1
o
Permitted Uses: Approximately 57.4 acres of the site shall remain as private open space.
Approximately 49.1 of the private open space lying north of Fallon Road shall be maintained
as open space under a conservation easement, or other deed restriction acceptable to the
Community Development Director, City Engineer and City Attorney, that precludes
development in that area other than private trails, landscaping, passive recreational features,
and necessary maintenance facilities, as shown on the Open Space Plan, Sheet 17 of the Project
Plans.
Stage 2 Site Plan: The Stage 2 Development Site Plan consists of Sheets 3 and 4 of the Project
Plans in Exhibit A-2, dated September 11, 2003, and "received September 12, 2003" (hereafter,
Project Plans)2
Site area, maximum densities. Site consists of two parcels known as the Silveria Ranch totaling
93.4 acreS. See attached Project Plans, Sheet 3 for Land Use Summary. On designated Open
Space lands where no structures are permitted other than those described in #2 above, residential
densities are not to be established and the only improvements and construction permitted are
shown on the Open Space Plan, Sheet 17 of the Project Plans.
Development Regulations. Residential development regulations have been established to ensure
that the proposed buildings and site plan achieve the desired design character and development
quality. The regulations set forth the minimum requirements necessary for planning of the
property. Refer to the City of Dublin Zoning Ordinance for any regulations not specified below.
Single Family Manor Homes
Lot Size:
2,720 square feet minimum
Front Yard Setbacks:
As shown on Project Plans
Side Yard Setbacks:
5' minimum;
Side Yard Setback for
Street Side Comer Lot:
10' minimum, 5' minimum to side entry garage with no parking on
apron
Building Separation:
10' minimum
Rear yard Setbacks:
10' min.
Accessory Structures:
Accessory structure setbacks shall be as stated in the Dublin Zoning
Ordinance.
Building Height:
32' maximum, 2 stories
Architectural Projections:
Eaves, fireplace, niches, bay windows, cantilevered floor area
(balconies, second floor overhangs, etc.), porches, other architectural
projections and air conditioning equipment may project 3' into
4 Exhibit A-1
required side yards, but never closer than 2' from property line.
There shall be a minimum 36" clear on one side yard.
Parking/Garages:
parking shall be as stated in the Dublin Zoning Ordinance.
Single Family Estate Homes (Single-Family Residential)
Lot Size:
Lot Width:
Lot Depth:
Front Yard Setbacks:
A. Garage
B. Front porch
C. Front ofhouse
4,000 square feet minimum
50 feet minimum
80 feet minimum
18' minimum
10' minimum
15' minimum
(All dimensions shall be measured from back of right-of-way line.)
Side Yard Setbacks:
5' minimum
Side Yard Setback for
Street Side Comer Lot:
10' minimum.
If a comer lot is adjacent to a landscape parcel
between the side yard and the street, the side yard
setback shall be 5' min.
Building Separation:
1 O' minimum
Rear yard Setbacks:
10' minimum; 5' to rear garage
Accessory Structures:
Accessory structure setbacks shall be as stated in the Dublin Zoning
Ordinance.
Building Height:
35' maximum, 2 stories
Architectural Projections:
Eaves, fireplace, niches, bay windows, cantilevered floor area
(balconies, second floor overhangs, etc.), porches, other architectural
projections and air conditioning equipment may project 3' into
required side yards, but never closer than 2' from property line. One
side yard shall not be obstructed to less than 36 inches.
Parking/Garages:
Each unit shall be provided a two-car garage and one guest
parking space. Guest parking may be located on street or in
specifically designated guest parking areas.
The Villas (Multi-Family)
Lot Size: N/A
Front Building Setbacks: 10'
5 Exhibit A-1
Side Yard Setbacks:
Building Separation:
Rear building Setbacks:
Accessory Structures:
N/A
25' minimum
10' minimum
Accessory structure setbacks shall be as stated in the Dublin Zoning
Ordinance.
Building Height:
Architectural Projects:
Parking/Garages:
40' maximum
Eaves, fireplace, niches, bay windows, cantilevered floor area
(balconies, second floor overhangs, etc.), porches, other architectural
projections and air conditioning equipment may project 3' into
required side yards.
Plans 1, 2, and 4 shall provide a two-car garage. Plan 3 shall be
provided with a one-car garage. Guest parking shall be provided at
0.5 spaces per unit. Guest parking may be located on street or in
specifically designated guest parking areas.
10.
Single-family residential development within the Stage 2 Development Plan is subject to the
requirements of the R-1 Zoning District unless otherwise specified above. Multi-Family
development is subject to the requirements of the R-M Zoning District unless otherwise specified
above.
Phasing Plan: The site will be developed in four phases. Refer to Project Plans, Sheet 16 of
Exhibit A-2, Phasing Plan.
Dublin Zoning Ordinance - Applicable Requirements. Except as specifically modified by the
provisions of this Planned Development District Rezoning/Development Plan, all applicable
general requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land
uses designated in this Planned Development District Rezoning.
Lot Coverage. The allowable maximum lot coverage shall be 45% for single-family residential
dwellings. The allowable maximum lot coverage shall be 50% for medium density single family
dwelling units.
Architectural Standards. See attached Floor Plans and Elevations, Sheets A. 1.01 through
A.4.02, contained in Exhibit A-2, Development Plan. Any mOdificatiOns to the project design
shall be substantially consistent with these plans and of equal or superior materials and design
quality.
Landscaping Plan. Refer to Project Plans, Sheets L-1 through L-5, Preliminary Landscaping
Plan and Details. All Project monumentation and entry signs shall conform to Sheet L-6,
Preliminary Landscaping Details of the Project Plans. A Final Landscaping Plan will be required
to be submitted and approved prior to building permit issuance.
6 Exhibit A-1
11.
Inclusionary Zoning Ordinance. To satisfy the City's Inclusionary Zoning Ordinance (Dublin
Municipal Code Chapter 8.68) and any amendments thereto, 12.5%, or 32 dwelling units in the
project must be Inclusionary units in accordance with the regulations of the Ordinance. The
Applicant/Developer shall construct at least 7.5% of the Inclusionary units in the project, or 19
units, in Phases 1, 2, and 3, and designate those units as for-sale ("ownership") Inclusionary units
affordable to very low-, low-, and moderate-income households, and shall enter into an agreement
with the City to impose appropriate resale controls and rental restrictions on the units.' In addition,
Applicant/Developer shall pay per-unit "in lieu" fees for each remaining Inclusionary unit, or 13
units, required to meet the City's Inclusionary Ordinance standard of affordable units at the time
and in the amount set forth in the in-lieu fee resolution in effect at the time of issuance of the
building permit.
G:~PA#~2002\02-024\Stage 2 Development Plan
7 Exhibit A-1