HomeMy WebLinkAbout6.2 ParkSierraApts (attach1-2)is
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•
CITY CLERK
File # Elmalbl-ald
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: June 2, 1998
SUBJECT: PUBLIC HEARING: PA98 -010 Park Sierra Apartments Phase II Mitigated
Negative Declaration and Planned Development Rezone for a 5.7 acre site
located north of the Southern Pacific Railroad right -of -way (future Iron Horse
Trail), east of Alamo Creek and west of Arroyo Vista Housing Complex.
(Report prepared by Jerry Haag, Consulting Planner)
EXHIBITS ATTACHED: 1) Resolution adopting Mitigated Negative Declaration
2) Ordinance Approving Rezone and attached Development Plan
3) Initial Study/Mitigated Negative Declaration/Mitigation Monitoring
Program
RECOMMENDATION: 1)
3)
4)
5)
6)
FINANCIAL STATEMENT
DESCRIPTION:
Open public hearing
Receive staff presentation and public hearing
Close public hearing
Deliberate
Adopt Resolution approving Mitigated Negative Declaration
Waive reading and INTRODUCE PD Ordinance
No financial impact is anticipated.
Attached to this staff report is a Resolution approving a Mitigated Negative Declaration (Exhibit 1), an
Ordinance Amending the Zoning Map and approving the Development Plan for the Park Sierra Phase II
project (Exhibit 2) and the Initial Study/Mitigated Negative Declaration and Mitigation Monitoring Plan
(Exhibit 3).
The proposed project includes 74 rental apartment units with associated parking, landscaping and open
spaces. The proposed Park Sierra Phase II apartment project would be a continuation of the Phase I
development, approved by the City of Dublin last December.
,:pa98010 /carl
COPIES TO: Shea Properties
PA 98 -010
ITEM NO. 6*2
BACKGROUND
Site History
This site has been owned by the Dublin Housing Authority for a number of years with the intent of
constructing affordable housing. In anticipation of this, the site was zoned for multiple family
development prior to the incorporation of Dublin. Shea Properties, the applicant, and the Dublin Housing
Authority have been in negotiation for several months over the sale of the site to Shea Properties and a
tentative sales agreement has been negotiated.
Planning Commission Meeting
The Planning Commission, at their meeting of May 26, 1998, approved Resolutions recommending City
Council approval of the Mitigated Negative Declaration and PD Rezoning. Site Development Review was
also approved for the proposed development project, subject to the approval of the Rezoning.
ANALYSIS
Environmental Review
The Planned Development Regulations contained in the attached Rezoning Ordinance provide for the
adoption of the Development Plan attached to Exhibit 2. The Development Plan will establish zoning
standards for this specific site. In the event the Development Plan does not address a certain topic,
standards of the Dublin Zoning Ordinance will prevail.
Development Plan
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A review of the Development Plan (Exhibit 1, Attachment 1) illustrates how the project would physically
lay out. The applicant has worked closely with all City departments, the Dublin Housing Authority and
Alameda County to ensure the highest quality development can occur, based on the size and shape of the
property, as well as integrating the future Iron Horse Trail design into the project. Following is a
summary of several elements of the Development Plan to describe the project more fully.
Architecture and Design
The architectural design of the Park Sierra II project would be of a "contemporary Craftsman" theme,
characterized by strong vertical elements, roof overhangs and wood architectural articulation. Primary
building materials would consist of stucco walls with heavy architectural composition shingle roofs.
Aluminum framed windows and sliding glass doors would be employed. Buildings within Phase II would
be identical in design, color and materials as was approved in the first phase.
Setbacks
Setbacks would generally conform with standard setbacks established in the Zoning Ordinance. A smaller
setback (10 feet as opposed to 20 feet) is proposed along the rear property line, however, the rear of the
project site includes a permanent Zone 7 service road and Alamo Creek, both of which will remain in
permanent open space. 0
Parking and Access
The main site would consist of a 24 -foot wide private drive approach from Dougherty Road. Near
Dougherty, the drive would make a turn to the south and connect with the main entrance to Park Sierra
I Phase 1. A single driveway would then be constructed at Dougherty Road to serve both phases. This
intersection would be fully signalized and designed with both left and right turning lanes to facilitate
traffic in and out of the site.
The main entrance to this development would be several hundred feet from Dougherty Road along the
private drive. A circular main entrance would be built in front of the main gate to provide an enhanced
project entry. The entrance would be gated, similar to Phase I, with the gate electronically opened by
residents and equipped with an intercom unit for visitors.
Emergency access would be provided via a gate to the Zone 7 service road on the east side of Alamo
Creek. The gate would normally be closed, but could be opened by City emergency crews and could also
be activated by residents evacuating the site under emergency conditions. This emergency access plan has
been approved by the Fire District.
On -site access would consist of a looped private drive with open and enclosed parking spaces taking
access from this drive. One hundred and forty-nine (149) parking spaces would be provided, with one
space located within a garage and one uncovered space per unit, consistent with City requirements.
Approximately seven percent of the parking spaces would be for compact vehicles, handicap spaces
would also be provided per appropriate building code requirements. In addition, eight parallel parking
spaces would be constructed on the south side of the private drive outside of the gated area for those
wishing to access the Iron Horse Trail.
Site Plan
The complex would be of three story construction, with the dwellings arranged in 4 separate buildings
. clustered in the center of the site. Open parking would be provided along the easterly and southerly edge
of the site with enclosed parking provided within and adjacent to main buildings. Site access would be
from a private drive to Dougherty Road.
Each individual building would be centered around a ground -level parking area and open court yard, with
many of the units opening onto the court. Two of the buildings would be oriented toward Alamo Creek
with the remaining two structures clustered around a central open space feature. The three large buildings
would have 22 units each and the small building would contain five dwellings.
Dwelling units would be a mixture of one and two bedrooms with a variety of alternative floor plans
prodded. Each building would have a mix of unit types and sizes, ranging in size between 71' ) square
feet and 1023 square feet.
Landscaping
Major landscaping features would include:
• An informal landscape treatment would be created along the private drive between Dougherty Road
and the main access gate. Major elements would include large expanses of turf in front of screening
trees between the site boundary and the existing Arroyo Vista complex. Access trees and ground
• cover would also be planted along the entry corridor.
• Intensive landscaping would characterize the main project entrance at the turn - around area. Plantings
would include a mix of accent trees with shrubs and color annuals to provide an enhanced main entry
theme.
• Treatment adjacent to the Iron Horse Trail would include low growing shrubs and decomposed
granite. Trees may be used, however, a number of major underground utilities are located on the north
side of the Trail which would preclude major tree plantings due to possible root interference with
utility lines.
Landscaping would be installed adjacent to the main buildings and within building courtyard areas •
similar to Phase I. The main open space feature constructed as part of Phase II would be an open bar -
b-que area between Buildings 14 and 15.
Residents and guests of Park Sierra Phase II would have access to all of the recreational amenities
approved as part of the first phase. These include a main recreational /leasing building which will include
a large screen television, weight room, pool /spa and other amenities for use by residents. A tot lot will
also be built near the rear of the complex.
Two entrances to the Iron Horse Trail would be provided for Phase II residents. One would be located
along the access drive and the second near the main project entrance. A recommended condition of
approval would mandate the project developer to improve the conditions of the Trail adjacent to the
project.
In addition to common open space and recreation features, each ground floor dwelling unit would also
have a private yard area separated from common walkways by a low hedge. Upper floor areas would
have private balconies.
Inclusionary housing provisions
The applicants intend to comply with the City's Inclusionary Housing program by providing very low
income dwellings as part of the project. Specifically, of the total 283 dwelling units to be constructed as
part of both phases (209 units approved in Phase I and 74 units proposed for Phase II), twenty percent of
the units (57) would be rented to households of very low incomes (50% or less of the County -wide
median household income, as determined by the State Department of Housing and Community
Development). Based on current County median incomes, very low income rental rates would be $524
per month for one bedroom units and $629 per month for two bedroom units. These 57 units would be
income restricted for a minimum of 15 years. Shea Properties, who will own and manage both phases of
the complex, will income qualify prospective tenants and monitor incomes to ensure that dwellings will
be occupied by very low income households for the fifteen year period. Construction of the project would
be funded in part by tax credits from the State of California. This project was recently approved for tax
credit bonds by the California Tax Credit Allocation Committee.
The applicants will be required to enter into an Inclusionary Housing Agreement with the City of Dublin
to ensure that affordable housing targets are met.
General Plan Consistency
The proposed development project would be consistent with the General Plan in terms of allowed density
and type of development envisioned. The density of the project would be 12.9 dwellings per acre,
consistent with the maximum allowed General Plan density of 14 units per acre. The Medium Density
Residential category is intended to promote the development of higher density apartment, condominium .
and townhouse type of housing, which is consistent with the type of development proposed as part of the
Park Sierra II project.
I Environmental Review
A mitigated Negative Declaration has been prepared for the project. which focuses on land use
compatibility, traffic, and schools in addition to all other items normally considered in a Negative
Declaration. A number of measures have been included within the document to ensure that identified
environmental impacts can be mitigated to levels of insignificance. The public review period closed on
May 26, 1998 with no comments submitted. As a modification of the Initial Study/Mitigated Negative
Declaration, staff recommends that Mitigation Measure 12 in the document be corrected to read as
outlined below. It was inadvertently omitted from the original document.
"Mitigated Measure 12: The applicant shall, prior to issuance of buildings permits, obtain a
written agreement with the Dublin Unified School District for the project's fair share mitigation of
school impacts. Any fees which are required pursuant to that agreement shall be paid prior to
issuance of building permits."
Conclusion
Approval of the Planned Development Rezoning will allow the construction of a mixed market rate -
affordable housing complex which will assist the City in meeting Housing Element affordable housing
objectives. The Mitigated Negative Declaration will assure that potential hazards and other possible
environmental constraints can be successfully reduced to levels of insignificance.
RECOMMENDATION:
Staff recommends that the City Council conduct a public hearing, deliberate, adopt Resolutions approving
a Mitigated Negative Declaration and waive the reading and introduce an Ordinance establishing a
Planned Development Zoning District for the site.
RESOLUTION NO. -98
A RESOLUTION OF THE CITY COUNCIL, OF THE CITY OF DUBLIN
ADOPTING A NEGATIVE DECLARATION FOR
PA 98 -010, PARK SIERRA APARTMENT PHASE H PROJECT, PD
REZONING AND SITE DEVELOPMENT REVIEW
WHEREAS, Shea Properties has submitted applications to the City of Dublin requesting
approval of a Planned Development Rezoning and Site Development Review to allow the
construction of 74 apartment units with parking, landscaping, recreational facilities and other
associated improvements in a PD Zoning District, generally located north of the Southern Pacific
Railroad right -of -way (future Iron Horse Trail), east of Alamo Creek and west of Arroyo Vista
Housing Complex; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State
Guidelines and City environmental regulations require that certain projects be reviewed for
potential environmental impacts and that environmental documents be prepared; and
WHEREAS, an Initial Study was conducted for this project with the finding that with the
incorporation of mitigtion measures into the proposed project, there would be no significant
effects on the environment; and
WHEREAS, a Mitigated Negative Declaration has been prepared for this application and
is on file in the Dublin Planning Department; and
WHEREAS, the Planning Commission did review and use their independent judgment to
consider the Mitigate Negative Declaration at a public hearing held on May 26, 1998, and
WHEREAS, the Dublin City Council did review and use their independent judgment to
consider the Mitigated Negative Declaration at a public hearing held on June 2, 1998; and
WHEREAS, proper notice of said hearing was given in all respects as required by law.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does
hereby find that:
A. The Park Sierra Apartment Phase II project will not have a significant effect on the
environment with the application of identified mitigation measures, based on a review of the
Initial Study and public testimony.
B. The Mitigated Negative Declaration has been prepared in accordance with State and
local environmental laws and guideline regulations.
C. The Mitigated Negative Declaration is complete and adequate.
EXHIBIT 7
NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE City Council of the
City of Dublin does hereby adopt the Mitigated Negative Declaration for PA 98 -010, Park Sierra
Apartment Project Phase II.
PASSED, APPROVED and ADOPTED this 2nd day of June, 1998.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
2
Mayor
•
•
ORDINANCE NO. -98
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY
LOCATED NORTH OF THE FORMER SOUTHERN
PACIFIC RAILROAD RIGHT -OF -WAY, EAST OF ALAMO
CREEK AND WEST OF ARROYO VISTA HOUSING COMPLEX
(APNs 941 - 0007 - 001 -02 & 941- 0007 - 002 -00) TO A PLANNED
DEVELOPMENT ZONING DISTRICT AND ADOPTING
A DEVELOPMENT PLAN FOR PARK SIERRA PHASE II
(PA 98 -010)
WHEREAS, Shea Properties has requested approval of a Planned Development Rezoning
District for a residential development consisting of 74 apartment units on approximately 5.7
acres of land generally located north of the Southern Pacific Railroad right -of -way (future Iron
Horse Trail), east of Alamo Creek and west of Arroyo Vista Housing Complex; and
WHEREAS, Shea Properties has submitted a Development Plan 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 Zoning Unit 1418 to a Planned Development
Multi- Family Residential Zoning District; and
WHEREAS, a Mitigated Negative Declaration has been prepared 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
May 26, 1998, with proper notice of said hearing was 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 98-010; and
WHEREAS, the City Council held a public hearing on said application on June 2, 1998,
with proper notice of said hearing given; and
WHEREAS, the Staff Report was submitted recommending that the City Council approve
the application; and
WHEREAS, pursuant to Section 8.32.050 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 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 Density Residential. The Development Plan has a
EXHISIT L
density of 13 units per acre which is consistent and with the Medium Density Residential density
cap of 14 dwellings per acre. is
2. Development under the Planned Development District Development Plan will be
harmonious and compatible with existing and future development of Medium and Medium -High
Density residential development and the site plan has been designed to fit the triangular- shaped
site configuration. Adequate setbacks and complementary architectural designs are proposed
consistent with Phase I development of Park Sierra and with other existing developments.
3. The project site is physically suited for a multi- family project in that adequate
roadway capacity exists within Dougherty Road and that the Development Plan contains
adequate on -site parking, setbacks, utilities and open spaces in addition to dwelling units.
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.
WHEREAS, the City Council did hear and use its independent judgment and consider all
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, the City Council of the City of Dublin does ordain as follows:
SECTION Z:
Pursuant to Chapter 8.32 of the City of Dublin Municipal Code, the City of Dublin Zoning
Map is amended to rezone the following property ( "Property") to a Planned Development Zoning
District::
Approximately 5.7 acres of land generally located on the west side of Dougherty Road,
north of the Southern Pacific Right -of -Way and west of Arroyo Vista housing complex,
more specifically described as Assessor's Parcel Numbers 941 -0007- 001 -02 & 941-
0007- 002 -00.
A map of the Property is shown below:
PD
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SECTION 2
The regulations of the use, development, improvement and maintenance of the Property are
set forth in the Development Plan (Attachment 1, hereto) which is hereby approved. Any
amendments to the Development Plan shall be in accord 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 Property shall be governed by the provisions of the then- current zoning
ordinance for the R -M Zoning District.
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
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this _th day of
, 1998, by the following votes:
APES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
L_ J
3
Mayor
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PARK SIERRA APARTMENTS — PHASE 2
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