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Home My WebLink About6.1 StarwardDevReZn . . . /'. CITY CLERK File # DtlJ[5J[Q]-B][d] AGENDA STATEMENT CITY COUNCIL MEETING DATE: September 15,1998 SUBJECT: PUBLIC HEARING Starward Drive Development Plan & Planned Development Rezone P A 98-013 (Report Prepared by: Anne Kinney, Assistant Planner) I\"V' EXHIBITS ATTACHED: Exhibit A: Staff Report from" September 1, 1998 City Council meeting* J Exhibit B: City Council Ordinance adopting Planned Development Rezone & Development Plan (with Development Plan attached as Exhibits B-1 & B-2*) c:. * Previously provided under separate cover, therefore not attached, but incorporated by reference, and available at the Dublin Planning Department and City Council hearing RECOMMENDATION: "" I t!:J( 1. /'~~ 2. 3. 4. 5. Open public hearing and hear staff presentation Take testimony from applicant and the public Question staff, applicant, and the public Close public hearing and deliberate Waive reading and adopt Ordinance (Exhibit B) amending the Dublin Zoning Ordinance to approve the planned Development Rezone & Development Plan; with Development Plan attached as Exhibits B-1 and B-2 (Exhibits B-1 and B-2 previously provided under separate cover) FINANCIAL STATEMENT: None PROJECT DESCRIPTION: The development project involves 31 detached single-family units on approximately 2.4 acres ofland, generally located east of San Ramon Road, west of Starward Drive and north of the Shamrock ViIlage shopping center. The application includes a Planned Development (PD) Rezone / Development Plan, General Plan Amendment, an Amendment to the Downtown Dublin Specific Plan, Vesting Tentative Map and Site Development Review. ------------------------------------------------------------------- COPIES TO: The Applicant/Property Owner: The DeSilva Group P A File ITEMNO.~ g/pa \980 13\cstafrz.d oc ';"'W~,.;,::~ ....... Additional descriptions of the proposed development concept are contained in the Staff Report from September 1, 1998 City Council meeting, and the proposed Development Plan included as Exhibits B I and B-2 to this report (incorporated by reference). BACKGROUND . At a public hearing held on September 1, 1998, the City Council adopted a Mitigated Negative Declaration, approved a General Plan Amendment and an Amendment to the Downtown Dublin Specific Plan, and introduced the Ordinance adopting the Planned Development Rezoning and Development Plan for the Starward Drive Residential Project. At its September 1, 1998 meeting, Councilmember Lockhart asked two questions firstly if any measures could be incorporated into the project that would slow down traffic at the tot lot/mini park area, and, secondly, if handicapped parking was taken into consideration during the design process. I. The project developer, the DeSilva Group/Schuler Homes has agreed to provide within the Homwwner's Association Budget, funds to cover the cost of installing speed bumps if a traffic problem occurs in the future. It shall be at the discretion of the Director of Public Works to determine if a traffic problem exists and to require the home owners to install the three speed bumps or other appropriate traffic calming measures. The City has received a letter from the DeSilva Group, dated September 3, 1998, documenting their agreement to this arrangement. 2. The provision of handicapped parking in a private residential development is not required by local, State or Federal regulations. The homes have been designed as two-story units, with an open plan first floor and bedrooms located on the second floor. It is therefore, unlikely that the homes would be purchased by handicapped persons. It is assumed that handicapped visitors to the project would park in the garage of the home being visited. . 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 defining land use and development standards. The proposed PD zoning is consistent with the General Plan land use designation for this site as approved by the City Council on September 1, 1998. RECOMMENDATION: Staff recommends that the City Council conduct a public hearing, deliberate, waive the second reading and adopt an Ordinance Amending the Zoning Map and Adopting a Development Plan for P A 98-013. . . ORDINANCE NO. -98 AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING MAP TO REZONE PROPERTY LOCATED EAST OF SAN RAMON ROAD AND WEST OF STARWARD DRIVE AND NORTH OF THE SHAMROCK VILLAGE SHOPPING CENTER (APN 941~0173-005-02 AND CITY SURPLUS LAND (WITH NO APN) AS SHOWN ON ATTACHMENT 1 AND BELOW) TO A PLANNED DEVELOPMENT ZONING DISTRICT AND ADOPTING A DEVELOPMENT PLAN FOR THE STARWARD DRIVE RESIDENTIAL PROJECT -.., -... (PA 98-013) WHEREAS, the DeSilva Group Inc, the site property owner, has requested approval of a General Plan Amendment, an Amendment of the Downtown Specific Plan and Planned Development Rezone/Development Plan (Exhibit B-1 and B-2) to subdivide a2.4 acre parcel and develop 31 single family dwellings and related improvements on land generally located west of Starward Drive, east of San Ramon Road and north of the Shamrock Village Shopping Center (APN 941-0173-005-02 and City Surplus Land (with no APN) as shown on Attachment 1 and below); and . WHEREAS, the Applicant has submitted a Development Plan as required by Chapter 8.32 of Title 8 of the Dublin Municipal Code which meets the requirements of said Chapter; and WHEREAS, the site will be rezoned from "Commercial Office" to "Planned Development Single- Family, Medium Density Residential; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and implementing Guidelines, an Initial Study has been prepared to assess the proposed project. Based on the Initial Study,. a Mitigated Negative Declaration and Mitigation Monitoring Program has been prepared 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 properly noticed public hearing on said application on August 11, 1998, and did adopt a Resolution recommending that the City Council approve and the Planned Development Rezoning and the Development Plan for PA 98-013; and WHEREAS, a properly noticed public hearing was held by the City Council on September 1, 1998; and September 15, 1998; and WHEREAS, a Staff Report was submitted recommending that the City Council approve the application; and . WHEREAS, on September 1, 1998 the City Council approved a related General Plan Amendment and an Amendment to the Downtown Specific Plan and adopted a Mitigated Negative Declaration and EXHIBIT B Mitigation Monitoring Program for the project; 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 District meets the intent and purpose of Chapter 8.32 of the Zoning Ordinance because it provides a comprehensive Development Plan which will create a desirable use of land and an environment that will be sensitive to surrounding land uses by virtue of the layout and design of the architecture and site plan. The Starward Drive Residential Project is within the ranges of medium density residential which is consistent with the City of Dublin General Plan. '" 2. Development under the Development Plan will be harmonious and compatible with existing development in the surrounding area because the site plan has been designed to fit into the existing neighborhood. Adequate setbacks and complementary architectural designs and landscaping proposed in the Development Plan have been specially designed to enhance and fit into the existing neighborhood. 3. The project site is physically suitable for a residential project in that it is relatively flat, has adequate access and is of a sufficient size to provide housing as well as common area landscaping including a tot lot for the future residents of the project. Additionally, the Development Plan provides for development at a density of 12.9 units/acre is within the density range allowed for Medium Density Residential (6.1 to 14.0 units per acre), which is consistent with the General Plan Land Use Designation . for this site. 4. The proposed Planned Development District 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 accordance with the City of Dublin General Plan. WHEREAS, 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 I: 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: Approximately 2.4 acres of land generally located west of Starward Drive, east of San Ramon Road and north of Shamrock Village Shopping Center, more specifically described as Assessor's Parcel Number 941-0173-005-02 and City surplus land (with no APN) as shown on Attachment 1 and below. . 2 . . . A map of the rezoning area is shown below: ~ N ~ I ~ '", ."" SECTION 2. The regulations of the use, development, improvement, and maintenance of the Property are set forth in the Development Plan (Exhibits B-1 and B-2 hereto) which is 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. SECTION 3. Except as provided in the 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 from and after the date of its passage. The City Clerk ofthe 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. 3 PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 15th day of . September, 1998, by the following votes: . AYES: NOES: ABSENT: ABSTAIN: ... Mayor ATTEST: City Clerk K2/G/9-15-98/ordstrwddoc g:\PA98013\rzord . . 4 . . . DEVELOPMENT PLAN This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for the Stanvard Drive Residential Project, located on the east side of San Ramon Road, west of Stannrd Drive, and north of Shamrock Square shopping center (APN 941-0173-00S-02.and City Surplus Land (with no APN) as shown on Attachment 1). This Development Plan meets all of the requirements for Stage 1 and Stage 2 review of the project. This Development Plan is also represented by the Vesting Tentative Map, Site, Landscape and Fencing Plans, and Architectural (floor and elevations) Plans, sheets 1-10 date*received August 3, 1998, 1998 labeled Exhibit B-2 to the Resolution approving this Development Plan (City Council Resolution No. 98-~, 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, Downtown Dublin Specific Plan, and provisions of Section 8.32 of the Zoning Ordinance are satisfied. 1. Permitted Uses/Site Area/Densities: A 31 unit single family detached project on 2.40 gross/net acres with a density of 12.9 dwelling units to the acre (See attached project plans contained in Exhibit B-2, Development Plan). 2. Conditional Uses: All conditional uses in the Dublin Zoning Ordinance for a PD/ R-l District are conditional uses in this PD District. 3. Dublin Zoning Ordinance - Applicable Requirements: Except as specifically modified by the provisions of this PD District Rezone/Development Plan, all applicable general requirements and procedures of the Dublin Zoning Ordinance shall be applied to the lan~ uses designated in this PD District Rezone. Site Plan & Architecture: See attached floor and elevation plans, sheets 1-10 contained in Exhibit B-2, Development Plan. Any modifications to the project shall be substantially consistent with these plans and of equal or superior materials and design quality. 4. 5. Phasing Plan. The project shall be constructed in one phrase of development. If the Developer decides to construct the project in phrases, a phrasing plan shall be submitted for the review and approval of the Community Development Department. 6. Landscaping Plan. Refer to attached landscaping plans included in Exhibit B- 2, Development Plan, Sheet L-l. EXHIBIT B-1 7. Development Standards I Lot Size: varies in size from approximately 2100 square feet to 3400 square feet . (see attached Exhibit B-2, Development Plan) II. Building Setbacks: Front yards: from Public right of way: (Starward) 8 feet from interior roadways: 5 feet Side Yards: -- to property line: 3 feet between structures: 6 feet Rear Yards: mInimum: 4 feet average: 10 feet III. Height of Buildings: No building or structure shall have a height in excess of 30 feet. IV. Parking: Parking shall be in accordance with Section 8.76 of the City of . Dublin Municipal Code except the on-site guest parking shall be maintained in accordance with the approved site development review at all times and enforced through Convenants, Conditions and Restrictions (CC & R's). V. Reciprocal Easements: The development of this property is predicated on the reciprocal use of side and rear yards through the granting of exclusive use easements. The purpose of this requirement is to utilize the passive side of the home to increase the active exterior open space of the home on the adjacent lot thereby creating increased personal private yard areas. Penetrations to the passive side ofthe home (windows, etc.) shall be limited, of opaque material, above normal eye level and away from direct line of site to insure maximum privacy. These requirements shall be governed by Convenants, Conditions and Restrictions (CC & R's) to assure compliance and enforceability. 8. Inelusionary Zoning Ordinance: In accordance with the Inclusionary Zoning Ordinance the developer shall be required to pay Inclusionary Housing In-Lieu Fee in the amounts and at the times set forth in City of Dublin Resolution No. 57- 97, adopted by the City Council on May 20, 1997, or in the amounts and at the . times set forth in any resolution revising the amount of the Inclusionary Housing In-Lieu Fee. 9. School Mitigation Fee: Prior to the effective date of any tentative map approval, the developer shall enter into a written school mitigation agreement with the Dublin Unified School District. 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