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Home My WebLink About6.2 SummerGlenDevRzn , "' . . . ,. -. CITY CLERK File # Drm~[{i]-[3][Q] AGENDA STATEMENT CITY COUNCIL MEETING DATE: February 3, 1998 SUBJECT: PUBLIC HEARING: PA 97-036, Summer Glen - Planned Development Rezone (Report Prepared by Eddie Peabody, Jr., Community Development Director) EXHIBITS ATTACHED: 1. Ordinance Amending the Zoning Ordinance to permit the Rezoning for the Summer Glen Project Revised City Council Resolution approving PD Rezone 2. . RECOMMENDATION:/! V 1. · : ~\L/P 2. . 3. 4. Open Public Hearing Receive staff presentation and public testimony Close public hearing and deliberate Waive second reading and adopt PD Ordinance FINANCIAL STATEMENT: None DESCRIPTION: At a public hearing held on January 20, 1998, the City Council approved the Resolution, with changes, approving the Planned Development Rezone and established findings, general provisions and development standards for the project. The Resolution has been changed to reflect the comments that the City Council made at that meeting. Also, the City Council approved the first reading of the Ordinance Rezoning for the proposed Summer Glen project, generally located north of Central Parkway, West of Tassajara C~eek, South of Gleason Boulevard and east of Hacienda Drive. (APN 986-0001-001-10 por). The Summer Glen project is planned as a 347 detached single family dwelling-unit project. Per the Dublin Municipal Code, a second reading is required prior to [mal adoption of the Rezoning Ordinance, which would classify the site as PD (planned Development Residential). As conditioned, the project will comply with and conform to all of the action programs and policies of the Eastern Dublin Specific Plan and City of Dublin General Plan. RECOMMENDATION: staff recommends that the City Council conduct a public hearing, deliberate, waive the second reading and adopt an Ordinance amending the Zoning Ordinance to permit the rezoning of the property for the Summer Glen project. -- - - - - - - -............... - - - ----- - -- - - -- - - - -........-.-. --- COPIES TO: SummerHill Homes PA file 97-036 ITEM NO.--M g:pa97-036/2ndread :. i:O.. ~ .; . . t : : /+ )/ ORDINANCE NO. ~-98 AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING ORDINANCE TO PERMIT THE REZONING OF PROPERTY LOCAlED NORm OF cENTRAL P.A.RKW A Y, WEST OF TASSAJARA CREE~ SOUTII OF GLEASON BOULEVARD AND EAST OF HACIENDA DRIVE (APN 986-0001-001-10, PORTION). s -"". '~., --------------------------- The City Council of the City of Dublin does ordain as follows: Section 1. Chapter 2 of Title 8 of the Dublin Ordinance Code is hereby amended in the following manner: Approximately 75.5 gross acres generally located north of Central Parkway, west of Tassajara Creek, south of Gleason Boulevard, and east of Hacienda Drive in the Eastern Dublin Specific Plan area (more specifically described as a portion of APN 986-0001-001-10) are hereby rezoned from Planned Development Business Park Industrial to Planned Development Residential, for the development of347 dwelling units (5.3 units per acre on 65.5 acres) and a 10-acre school site; and PA 97-036, Summer Glen, as shown and described on the proposed Resolution -98 Approving and Establishing Findings, General Provisions and Conditions of Approval (Exhibit 1); the Rezone Application (Exhibit 2); and the Staff Report dated to the City Council (Exhibit 3), all of which are on file with the City of Dublin Department of Community Development, and are hereby adopted as the regulations and standards for future use, improvement, and maintenance of the property within this District. A map of the rezoning area is outlined below: t~ ... ~ SINGLE FALIIL Y LOTS 1051 (~.OOO SF. 1S0 !5,D4D SF. a8 !I,SOO S1'. 347 TOTAL. UNITS ~IIL.YII. i I I I - I 1 I I I I I I~I Lon I IZI ...........1Ift I .. L__~__jlL__~__ 11ft .... ~,,~"'T SlNGL.~ FAlM'..T. fl~AL lINT O:sIGNA.'T1ON P1..AN EXHIBIT " ;~. ~ f-' . ~" . lI: ~ ". ;., "," .- ~'.'~ i';.~ :~~ ~ f' ';;l" ~~: i ~~ ~~" j,--. Section 2. This ordinance shall take effect and be enforced thirty (30) days from and after its passage. Before the expiration of fifteen (15) days after its passage, it shall be published once. with the names of the Councilmembers voting for and against same, in a local newspaper published in Alameda CountY and av.ailable in the City of Dublin. . . - < . - .' ~ , '. ,I. ~r'" PASSED AND ADOPTED BY the City Council of the City of Dublin, on this. day of , 1998, by the following votes: - . . - . ,.. _0" ..r..." .-. ",~ . ... AYES: . '.NOES: .f ,'~. _ ( ABSENT: ABSTAIN: Mayor ATTEST: Deputy City Clerk . . Exhibit 1: Resolution -98 Approving and Establishing Findings, General Provisions, and Conditions of Approval ' Rezone Application Staff Report dated Exhibit 2: Exhibit 3: 2 ) p~" ./1 . . . . , , 0 .~ ~, ,. i. , .~~ " . .. , . . 1 ~ J/ RESOLUTION NO.9 - 98 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ******* APPROVING AND ESTABLISHING FINDINGS, GENERAL PROVISIONS AND DEVELOPMENT STANDARDS, AND CONDIDONS OF APPROVAL FOR A PLANNED DEVELOPMENT (PD) REZONE FOR P A 97-036, SUMMER GLEN WHEREAS, Swnmerhill Homes of Palo Alto, California, and Alameda County Surplus Property Authority ("Applicant/Developer") have requested approval of a Planned Development Rezone to establish General Provisions and Development Regulations for a residential developmen~ consisting of347 single family detached homes on approximately 75.51 gross acres, including a 10-acre school site, (portion of APN 986-0001-001-10) in the Eastern Dublin Specific Plan area; and t. : WHEREAS, ApplicantIDeveloper has submitted a Stage 2 Development Plan as required by Section 8.32.040 of the Zoning Ordinance which meets the requirements of said section, and WHEREAS, ApplicantlDeveloper has submitted a complete application for a Planned Development Rezone which is available and on file in the Planning Department; and WHEREAS, a development agreement will be approved prior to recordation of a Tract Map/Parcel Map for the project as required by the conditions of approval of the Tentative Map and the Eastern Dublin Specific Plan; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines Section 15182, the City has found that the proposed residential project is within the scope of the Final Environme~tal Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan which was certified by the City Council by resolution No. 51-93, and the Addenda dated May 4, 1993, and August 22, 1994 (the "Effi.."), and has further found that the proposed project is consistent with the adopted Eastern Dublin Specific Plan; and WHEREAS, the Planning Conunission did hold a public hearing on said application on December 23, 1997 and did adopt Resolution 97-030 recommending that the City Council approve and establish Findings, General Provisions and Development Standards, and Conditions of Approval for a Planned Development Rezone for P A 97-036, Sununer Glen; and WHEREAS, the City Council received a Staff Report recommending that the Planned Development Rezone be approved by the City Council subject to General Provisions and Development Standards and Conditions of Approval prepared by Staff and approved by the Planning Commission; and WHEREAS, a public hearing, properly noticed in all respects required by law, was held by the City Council on January 20, 1998; and WHEREAS, the City Council did hear and use their independent judgment in consideration of all said reports, recommendations, and testimony herein above set forth. EXHIBIT c1 i i: }" t. r. ~, .-. f. { ~. t \.: I t. r t t' ~. 5 i--. ....-.- : ; L/ ~ I~ . 1. WHEREAS, said "General Provisions and Development Standards" are attached hereto as Exhibit NOW THEREFORE, BE IT RESOLVED THAT the Dublin City Council does hereby make the following findings and determinations regarding said proposed Planned Development Rezone: 1. The Planned Development Rezone, as conditioned, is consistent with the general provisions, intent, and purpose of the PD District Overlay Zone of the Zoning Ordinance. The Planned Development Rezone will be appropriate for the subject property in terms of providing General Plan provisions which set forth the purpose, applicable provisions of the Dublin Zoning Ordinance, range ofpennitted and conditionally permitted uses, and Development Standards which will be compatible with existing and proposed residential, business, and public uses in the immediate vicinity and will enhance development of the Specific Plan Area; and v 2. The Planned Development Rezone, as conditioned, is consistent with the general provisions, intent, and purpose of the Eastern Dublin Specific Plan and will contribute towards implementation of said Plan; and . 3. The Planned Development Rezone, as conditioned, is consistent with the general provisions, intent, and purpose of the General Plan which designates this area as Low Density Residential, Medium Density Residential, and Medium-High Density Residential and would result in development within the densities allowed by said designation; and . 4. 'TPe Planned Development Rezone, as conditioned, will not have a substantial adverse effect on health or safety nor be substantially detrimental to the public welfare or be injurious to property or public improvement as all applicable regulations will be satisfied; and 5. The Planned Development Rezone, as conditioned, will not overburden public services as all agencies must commit to the availability of public services prior to the issuance of building permits as required by the Eastern Dublin Specific Plan policies and mitigation measures; and 6. The Planned Development Rezone. as conditioned, and accompanying Site Development Review. will create an attractive, efficient, and safe environment; and 7. The Planned Development Rezone, as conditioned, will benefit the public necessity, convenience. and general welfare and is in conformance with Section 8.32 of the Dublin Zoning Ordinance; and.. 8. The Planned Development Rezone, as conditioned, and accompanying Site Development Review will be compatible with and enhance the general development of the area; and 9. The Planned Development Rezone. as conditioned, will provide an environment that will encourage the use of common open areas for neighborhood or community activities and other amenities; ~ . 10. The Planned Development Rezone, as conditioned, will provide efficient use of the land pursuant to the Eastern Dublin Specific Plan that includes that preservation of significant open areas and 2 . ;' ~. '-~. t. -. '. ." 'r< ; 'i(" :>' ,if. . (J- 'I<. l V ., . ~~ ~i ~t ", ."'" .,. i,t. .~ , :"1 't k l.~_: ... ~ "it.-. ~~;:- . . 5~// natural and topographic landscape features along Tassajara Creek with minimum alteration of natural land forms; and BE IT FURTHER RESOLVED THAT the Covenant, Codes and Restrictions (CC&R) required by the Tentative Map shall include language satisfactory to the City of Dublin that the owner of each parcel shall disclose to any purchaser (including subsequent purchasers upon resale) the fact that the parcel is located near the Alameda County Santa Rita jail. BE IT FURTHER RESOLVED THAT the Dublin City Council does hereby approve a Planned Development Rezone forPA 97-036, Summer. Glen, subject to the attRched "General Provisions and Development Standards" (Exhibit 1) which constitute regulations for the use, improvement, and mainten~ce of the 75.5 acre Parcel (portiO!! of9~6-0001-001-10), excluding the 10-acre school site. Except as specifically included in Exhibit 1 attached and made a part of this Resolution, development and , operation ofland use activities within this Rezone shall be subject to the current City of Dublin Zoning . (:Code. BE IT FURTHER RESOLVED THAT the Dublin City Council does hereby condition this . . Planned Development Rezone on substantial conformance of the Land Use and Development Plan . (comprised of the Tentative Map and Site Development Review) with the General Provisions and Development Standards approved with this Planned Development Rezone and the Eastern Dublin Specific Plan. a The Community Development Director shall determine conformance or non- conformance and the appropriate approval procedure for modifYing this Planned Development Rezone (e.g., administrative, conditional use permit, or revised Planned Development Rezone). b. Major modifications or revisions found not to be in substantial conformance with this Planned Development Rezone shall require a new Planned Development Rezone. Any subsequent Planned Development Rezone may address all or a portion of the area covered by this action. BE IT FURTHER RESOLVED THAT the Dublin City Council does hereby condition this Planned Development Rezone on execution of an Development Agreement in accordance with the Eastern Dublin Specific Plan. AYES: NOES: ABSENT: ABSTAJN: ATIEST:( ~ f-cL Ci CI k \.... PASSED, APPROVED AND ADOPTED this 20th day of January, 1998, by the following votes: Councilmembers Barnes. Burton, Howard, Lockhart and Mayor Houston None None None Mayor Exhibit 1: General Provisions and Development Standards for PA 97-036, Summer Glen 3 ~ o-z/)! GENERAL PROVISIONS AND DEVELOPMENT STANDARDS ~ I' t ~. k -I.'. ~ i; (.. t.' f " PLANNED DEVELOPMENT REZONE PA 97-036, SUMMER GLEN . GENERAL PROVISIONS A. Puroose ~. , This approval is for a Planned Development (PD) District Rezone for P A 97-036, Summer Glen. This PD District Rezone is part of a Land Use and Development Plan which also is represented by the Tentative Map 6976 and Site Development Plan (both dated November 14, 1997)~ the Preliminary Landscape Plan dated November 18, 1997, and the written statements provided by the Applicant dated received October 3, 1997 all on file in the Planning Department. The PD District Rezone allows the flexibility needed to enCourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and Eastern Dublin Specific Plan are satisfied. More particularly, the PD District Rezone is intended to ensure the following: 1. The approval of this PD District Rezone shall be pursuant to the terms set forth in the Development Agreement to be approved by the City of Dublin and recorded prior to recording of the Final Map. In the event of conflict between the terms of the Development Agreement and the following conditions, . the terms of the Development Agreement shall prevail. 2. Encourage innovative approaches to site planning, building design, and housing construction offering a wide range ofliving styles, unit sizes, and amenities for all segments of the community. 3. Create an attractive, efficient, and safe environment. 4. Develop an environment that encourages social interaction and the use of common open areas and other amenities for neighborhood or community activities. 5. Create an environment that decreases dependence on the private automobile. B. Dublin Zoning Ordinance - Applicable Reouirements Except as specifically modified by the provisions of this PD District Rezone, all applicable general requirements and procedures of the Dublin Zoning Ordinance R-I District shall be applied to the area designated in this PD District Rezone. EXIlIBIT 2A . i.C, r , :~ r t. J .. t ~~ i . . ? b{ /1 General Provisions and Develooment Standards 1. Intent: This PD District Rezone is to establish, provide for, and regulate the development of the Summer Glen Subdivision. Development shall be generally consistent with the Land Use and Development Plan. 2. PD Residential ~ Single Family Permitted Uses: The following principal uses are permitted by this PD Residential District: A. Residential development limited to: 1. Single Family Detached houSes . 2. 347 units :: Prohibited Uses: The following uses are prohibited in this PD Residential District: 1. 2. 3. 4. 5. Field Crops Orchards Plant Nurseries Greenhouses used only for cultivation of plant materials for sale Hospital Conditional Uses: All conditional uses in the R-I District are conditional uses in this PD Residential District with the exception of prohibited uses listed above. Development Standards: Development standards within this PD Residential District are as . follows. Product A: Lot Dimensions: 50' x 75' min. Front Yard Setbacks: Front yard setbacks for detached residences should vary for visual interest, where possible, along through-streets. 1. Front entry garages 18' min. from back of sidewalk 2. Front porch 10' min. from back of sidewalk 3. Front of house 13' min. from back of sidewalk (All dimensions shall be from back of right-of-way line.) Note: Sectional garage doors with automatic openers are required for all residences with driveways less than 20 feet. Page 2 of 6 t , , )~ /J. r.'. ., <. ~. ' ( ~- f. J ~~., f .~ ~. " . Side Yard Rear Yard Setbacks: Y o/f It I. Setbacks: 5 feet min. sideyards . 2. comer lots: 10 feet miD. on street side 3. adjacent to Product C: 15 feet miD. Note: Allowances may be made for decreased sideyards to a minimum of 5 feet on "pie shaped" lots. Rear yard setbacks are important for establishing privacy and separation between residences, as well as providing for usable recreation space. 15' min. Architectural Projections: Eaves, fireplaces, niches, bay windows, cantilevered floor area, porches, and air conditioning equipment may project 2' into required sideyards, but never closer than 3' from the property line and 2' into required rear yard, except air conditioning equipment, which must be fully situated within the rear yard set-back. . Residential Massing: Parking/Garages: Product B: Single story elements are encouraged at comers and throughout to break up 2-story massing. The maximum building height . shall be 35 feet Consideration shall be given to the placement, orientation, and trea1ment of the garages and garage doors. Two covered spaces are required. Suggested design criteria include: 1. Designing the residence to extend forward of the garage door(s). Provide two (2) garage spaces, minimum 19' x 19' clear, and two (2) spaces in the driveway apron. Lot Dimensions: 56' x 90' min. Front Yard Setbacks: , Front yard setbacks for detached residences should vary for visual interest, where possible, along through-streets. . 1. Front entry garages 18' min. from back of sidewalk Page 3 of6 tJ ~ II , ; ~ ;, l. it , ,. ~ . t.~ t, I t.i , -: ( 2. Front porch 10' min. from back of sidewalk 3. Front of house 13' min. from back of sidewalk (All dimensions shall be from back right-of-way line.) Note: Sectional garage doors with automatic openers are required for all residences with driveways less than 20 feet Side Yard Setbacks: 1.' Setback (typical) 7 feet min. sideyards 2.. Setback (one-story), 5 feet min. sideyard 3. comer lots' 10 feet min. on street side Note: Allowances may be made for decreased sideyards to a minimum of5 feet on "pie shaped" lots. Rear Yard Setbacks: Rear yard setbacks are important for establishing privacy and separation between residences, as well as providing for usable recreation space. . 20' min. with exception of single story homes which may have a minimum of 5 feet; providing the resulting rear yard contains a minimum of rear yard of500 sf.. Architectural Projections: Eaves, fireplaces, niches, bay windows, cantilevered floor area, porches, and air conditioning equipment may project 2' into required sideyards, but never closer than 3' from the property line and 2' into required rear yard except air conditioning equipment, which must be fully situated within the rear yard set-back. Residential Massing: Single story plans/elements are encouraged at comers and throughout to break up 2-story massing. The maximum building height shall be 35 feet. Parking/Garages: Consideration shall be given to the placement, orientation, and treatment of the garages and garage doors. Two covered spaces are required. Suggested design criteria include: 1. Designing the residence to extend forward of the garage door( s) . Provide two (2) garage spaces, minimum 19' x 19' clear, and two (2) spaces in the driveway apron. Page 4 of 6 , I 11; -sf 'Ii Product C: . ; . I t. r r ~ f; .. t :t I If;~ f:.' t ,. ~-- f'.: <{ .:t'~ . ., Lot Dimensions: 65' x 100' min. Front Yard Setbacks: Front yard setbacks for detached residences should vary for visual interest, where possible, along through-streets. 1. Front entry garages 20' min. from back of sidewalk 2. Side entry garages IS' min. from back of sidewalk 3. . Front porch 14' min. from back of sidewalk 4. Front of house 20' min. from back of sidewalk (All dimensions shall be from back of curb ifno sidewalk is constructed.) Note: Sectional garage doors with automatic openers are required for all residences with driveways less than 20 feet. Side Yard Setbacks: 1. Setback (typical) 7 feet min. sideyards 2. comer lots 10 feet min. on street side Note: Allowances may be made for decreased sideyards to a minimum. of5 feet on "pie shaped" lots. Rear Yard Setbacks: Rear yard setbacks are important for establishing privacy and separation between residences, as well as providing for usable recreation space. 15' min. with a 20' average Architectural Projections: Eaves, fIreplaces, niches, bay windows, cantilevered floor area, porches, and air conditioning equipment may project 2' into required sideyards. but never closer than 3' from the property line and 2' into required rear yard except air conditioning equipment, which must be fully situated within the rear yard set-back. Residential Massing: Single story plans/elements are encouraged at corners and throughout to break up 2-story massing. The maximum building height shall be 35 feet. Parking/Garages: Consideration shall be given to the placement, orientltion, and treatment of the garages and garage doors. Two covered spaces. are required. Suggested design criteria include: Page 5 of6 ~.. .. . , t f .~ > ,. .. t t;~ t. ~. t ~ ~ 1_, .,. . . ~~. f > " \'.-" , . . f<t. · /)c{11 1. Designing the residence to extend forward of the garage door( s) 2. Side entry garages 3. Split two-car and single-car garages 4. tandem bay for a 3-car garage Provide two (2) garage spaces, minimum 19' x 19' clear, and two (2) spaces in the driveway apron. :( g:pa\97-036\gp&ds Page 6 of6