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CITY CLERK
File # D~@]@]-[ill~
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AGENDA STATEMENT
CITY COUNCIL MEETING DATE: April 6, 1999
SUBJECT:
PUBLIC HEARING: PA 98-063, Toll Brothers - Emerald Glen #4
Planned Development
(Report Prepared by Michael Porto, Planning Consultant)
ATTACHMENTS:
1. City Council Ord~?_~ce Adopting Planned Development Rezone
and Development Plan including Development Standards.
2. Staff Report from March 16, 1999 City Council meeting
RECOMMENDATION: 1. Open Public Hearing
/"\ ~ rJlf2. Receive staff presentation and public testimony
\U\J' 3. Question staff and public
4. Close public hearing and deliberate
5. Waive Reading and adopt Ordinance _ -99 (Attachment 1)
amending the City's Zoning Ordinance to permit the rezone for
P A 98-063, Toll Brothers.
. FINANCIAL STATEMENT:
None
DESCRIPTION:
Request for a Planned Development (PD) Rezone (Vesting Tentative Map and Site Development Review
approved by the Planning Commission on February 9, 1999) to permit development of a residential
project consisting of295 single family dwellings consisting of three (3) product types to be developed on
28.9 acres. The first product is 100 single family detached homes ranging in size from 2,030 square feet
to 2,840 square feet on approximately 4,000 square foot lots. The second product is a zero lot line patio
home product of 43 homes of between 1,633 to 2,009 square feet on individual lots of approximately
3,000 square feet. The final product is a series of single family attached townhomes in twenty-four 5.6 or
7 unit buildings and an associated recreation complex with floor plans ranging in size between 1,305 to
1,828 square feet. The proposed project is located within the Eastern Dublin Specific Plan Area.
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COPIES TO: Applicant
Owner
In House Distribution
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ITEM NO: to).. ~I
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BACKGROUND:
Planning Commission Actions:
· On February 9, 1999, the Planning Commission reviewed the Staff Report for the proposed project.
and adopted two Resolutions; one approving the Site Development Review and the Tentative Tract
Map and a second Resolution recommending that the City Council approve the requested rezoning
of the property to establish the Development Plan and the Development Standards.
City Council Action:
. At the public hearing of March 16, 1999, the City Council heard a presentation from staff and the
applicant, took public testimony and waived the first reading and introduced the Ordinance
amending the City's Zoning Ordinance to permit the rezone for PA 98-063 Toll Brothers from
Medium Density Residential to Planned Development (PD) Medium Density Residential.
ANALYSIS:
As required by the City of Dublin Municipal Code, a second reading of the proposed Ordinance is
necessary prior to final adoption of the rezoning, which will classify the site as a PD (Planned
Development District. This District will include a Development Plan refining individual zoning
categories and land use development standards. The proposed PD zoning would be consistent with the
prezoning, the Eastern Dublin Specific Plan and the General Plan Land Use Designations for this site.
RECOMMENDATION
.
Staff recommends that the City Council conduct a Public Hearing, deliberate, waive the second reading
and adopt the Ordinance establishing a Planned Development Zoning District for P A 98-063, Toll
Brothers Emerald Glen #4.
G:98063 ccsr april6
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ORDINANCE NO. - 99
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY LOCATED EAST OF
TASSAJARA CREEK, SOUTH OF CENTRAL PARKWAY, NORTH OF DUBLIN BOULEVARD
AND WEST OF PARK DRIVE (APN: 986-0001-001-10 PORTION)
TO A PLANNED DEVELOPMENT ZONING DISTRICT AND
ADOPTING A DEVELOPMENT PLAN FOR
THE TOLL BROTHERS, EMERALD GLEN #4 (P A 98-063)
\YHEREAS, Toll Brothers of San Ramon, 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 development consisting of
295 single family detached and attached homes on approximately 28.9 acres, (APN 986-00001-001-lU
portion) in the Eastern Dublin Specific Plan area; and
\YHEREAS, ApplicantIDeveloper has submitted a complete application for a Planned
Development Rezone, including a Development Plan as required by Section 8.32 of the Zoning
Ordinance, which meets the requirements of said section, and is available and on file in the Planning
Depanment; and
.
\VHEREAS, the site will be rezoned from the Planned Prezoning Category to Planned
Development Zoning District as depicted in the Development Plan; and
WHEREAS, a Development Agreement will be required prior to approval of a Final Map for the
project as required by the Eastern Dublin Specific Plan and the Conditions of Approval of the Tentative
Map and Site Development Review; and
\VHEREAS, pursuant to the California Environmental Quality Act (CEQA), the proposed
project is within the scope of the Final Environmental 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 "EIR"), and that no additional
significant impacts are expected and no new mitigation measures are needed for site-specific
environmental effects; and
WHEREAS, the Planning Commission held a public hearing on said applications on February 9,
1999, and did adopt a Resolution recommending that the City Council approve the Planned Development
Rezoning and the Development Plan for P A 98-063; and
\VHEREAS, a properly noticed public hearing was held by the City Council on March 2, 1999
. and March 16, 1999; and
'VHEREAS, the Staff Report was submitted recommending that the City Council approve the
application; and
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\VHEREAS, 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 yirtue
of the layout and design of the architecture and site plan. The residential project is within the allo".;1ble
density range for a Medium Density Residential use on this site, consistent with both the City of Dublin
General Plan and Eastern Dublin Specific Plan. .
2. Development under the Development Plan will be harmonious and compatible with
existing and future development in the surrounding area because the site plan has been designed to be
compatible with the proposed and approved plans for the neighborhood, including the adjacent Tassajara
. Creek open space area and regional trail, future park uses to the north, existing residential uses across
Tassajara Creek to the west (K&B) and future commercial uses east and south of the site. Adequate
setbacks and complementary architectural designs and landscaping proposed in the Development Plan
have been specially designed to enhance and fit into the new neighborhood.
3. The project site is physically suitable for a project in that it is flat, has adequate access and
is of a sufficient size to accommodate residential uses as well as open space for the community.
Additionally, the Development Plan provides for development at a density consistent with the General .
Plan and Eastern Dublin Specific Plan Land Use Designation for this site.
4. The proposed project 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, Eastern Dublin Specific Plan
and Program EIR and Addenda.
\VHEREAS, no final map shall be recorded for the Property until a development agreement is
recorded in accordance with the EaStern Dublin Specific Plan;
WHEREAS, the City Council did hear and use its independent judgment and consider all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, the City Council of the City of Dublin 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 Zoning
District:
Approximately 28.9 acres generally located along the east side of Tassajara Creek,
northerly of Dublin Boulevard, westerly of Park Drive, and southerly of Central Parkway
in the Eastern Dublin Specific Planning .Area, more specifically described as Assessor's
Parcel Number 986-0001-001-10 portion.
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A map of the Property is outlined below:
VESTING TENT A TIVE MAP
TRACT 7084
CITY OF DUBLIN. ALAMEDA COUNTY, CALlFOr:lNIA
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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 (Exhibit A attached) which is hereby approved. Any amendments to the
Development Plan shall be in accordance "rith'section 8.32.080 of the Dublin Municipal Code or its
successors.
SECTION 3.
Except as provided in the Development Plan for P A 98-063, the use, development, improvement
and maintenance of the Property shall be governed by the provisions of the Dublin Zoning Ordinance.
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
e.OfcalifOrnia
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PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin this 16th day.
of March, 1999, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Mayor
ATTEST:
City Clerk
.
planning/pa98-063/ord march 16 cc.doc
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AGENDA STATEMENT
CITY COUNCIL MEETING DATE: March 16, 1999
---- ~-~- ----"-
CITY CLERK
Fife # Dl4J~[QJ..@][Q]
5::;;( st
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SUBJECT:
PUBLIC HEARING: P A 98-063, Toll Brothers - Emerald Glen #4
Planned Development
(Report Prepared by Michael Porto, Planning Consultant)
ATTACHMENTS:
.
1. City Council Ordinance Adopting Planned Development Rezone
and Development Plan including Development Standards.
2. Planning Commission Resolution 99-05 recommending that the
City Council approve and establish findings, general provisions
and development standards and conditions of approval for a PD,
Planned Development Rezone for P A 98-063, Toll Brothers -
Em"erald Glen #4
3. Applicant's Submittal Package Including:
· Site Plan
· Vesting Tentative Map
· Plotting Plans
· Architectural Elevation
· Conceptual Landscape
REC01\1MENDATION: ~"0/1. Open Public Hearing
2. Receive staff presentation and public testimony
3. Question staff and public
4. Close public hearing and deliberate
5. Waive Reading and Introduce Ordinance _ -99 (Attaclunent 1)
ameI;1ding the City's Zoning Ordinance to permit the rezone for
P A 98-063, Toll Brothers.
FINANCIAL STATEMENT: None
DESCRIPTION:
Request for a Planned Development (PD) Rezone (Vesting Tentative Map and Site Development Review
approved by the Planning Commission on February 9, 1999) to permit development of a residential
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.
COPIES TO: Applicant
Owner
In House Distribution
ITEM NO: ~i
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project consisting of295 single family dwellings consisting of three (3) product types to be developed em cj j
28.9 acres. The first product is 100 single family detached homes ranging in size from 2,030 square feet .
to 2,840 square feet on approximately 4,000 square foot lots. The second product is a zero lot line patio
home product of 43 homes of between 1,633 to 2,009 square feet on individual lots of approximately
3,000 square feet. The final product is a series of single family attached townhomes in twenty-four 5,6 or
7 unit buildings and an associated recreation complex with floor plans ranging in size between 1,305 to .
1,828 square feet. The proposed project is located within the Eastern Dublin Specific Plan Area.
BACKGROUND:
The project site is part of the larger 800+ acre property, known as the Santa Rita Property, o\",ned by the
Alameda C~mnty Surplus Property Authority. It was formerly used for agricultural and storage purposes
and by the U. S. .Army. The Eastern Dublin General Plan Amendment and Specific Plan.were approved
by the City Council on May 10, 1993. Adoption of these plans designated the project site for Medium
Density Residential uses on both the General Plan and the Eastern Dublin Specific Plan. A Specific Plan
Amendment was approved which configured land uses with the above-mentioned residential designation.
All structures and facilities from previous uses have been removed, \\ith exception of a few streets
remaining from the Camp Parks Reserve Forces Training Area.
Planning Commission Actions:
On February 9, 1999, the Planning Commission reviewed the Staff Report for the proposed project and
adopted the following Resolutions:
. Resolution 99-05 recommending that the City Council approve the requested rezone and establish
findings, general provisions and development standards. .
. Resolution 99-04_approving the Tentative Map and the Site Development Review for the proposed
project, along with conditions of approval.
A. Tentative Afap - Tentative Map 7084 as approved subdivides an existing parcel of 28.9
acres into 143 lots for detached residential construction, 24 parcels for construction of 152
attached townhomes, and 3 lettered open space lots, including a recreation center, to be
held in common by the homeowners association of the townhome units.
Lot B will be dedicated to the City and maintained by the Lighting and Landscape District.
Lot A and C are to be owned, landscaped and maintained by the respective homeowners
associations. Four lettered streets and two lettered courts will be dedicated to the City for
public roadway pruposes. The remaining roadways on site will be privately owned and
maintained by the respective homeowner associations.
Improvements that will be provided with the implementation of this tentative tract map
through the conditions of approval address flood control, street improvements, utilities,
schools, phasing, noise mitigation and the development agreement. Flood control
measures require grading of building sites and improvements to Tassajara Creek to meet
established standards and to keep this site from flooding. Street improvements and right of
way dedications are shown in detail on the Vesting Tentative Map and Site Plan included .
as pages 3 and 6 through 8A of applicant's submittal package (Attachment 3).
Requirements of the affected utilities and special districts have been incorporated into the
Conditions of Approval as part of the "will serve" commitments.
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The primary access to the project will be from: Central Parkway (intersecting with a iJ 4 ?
secondary access point to the Emerald Glen Community Park) and Park Drive through the
to\\1IDOme portion of the project. Single-family homes will back onto Dublin Bouleyard
and will side on Central Parkway.
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B.
Site Development Review - The Site Development Review addressed building location.
architectural theme and landscape design, vehicular and pedestrian access, on-site
circulation, parking, and traffic impacts. The residential dwelling units will conform 1O the
architectural plans prepared by the project architect (Anachment 3).
The project site has been designed to provide three separate areas, each for a pmicular type
of deyelopment. One Hundred single. family detached homes with a minimum lot size of
approximately 4,000 square fe'et are proposed on -+.2 acres located at the northwesterly
comer of the site. There are 43 patio homes with reciprocal side yard easements on lots of
approximately 3,000 square feet located at the sourh\",est corner of the site. One Hundred
Fifry- Two townhomes are proposed on the easterly 6.2 acres of the site with Park Drive
forming the area for tov.mhouse development's entire eastern border. The tov..nhouse
development also abuts both Central Parkway on the north and Dublin Boulevard on the
south. A pool and spa facility is included on a separate lenered lot for the tC1\~nhome
residents. This facility will be privately o\\TIed and maintained by the to\\llhome
association. A private tot.lot with play equipment is included for use and maintenance of
the reciprocal side-yard patio homeov..l1ers.
A tabular description of the proposed residential products is provided below.
ei
Detached
Reciprocal Side-Yard
(patio Homes)
Attached
2,035-2~840 S.F.
I'
~'g.~Qfl{W~~% I
100
Toll Brothers
Emerald Glen #4
3,000 S.F. minimum
Townhomes
1.624-1,9i5 S.F.
1.305-1,828 S.F.
43
152
ANALYSIS:
Planned Development Rezone
Tnis application proposes to rezone 28.9 gross acres, from the zoning district category of Planned
Development (PD) Medium Density Residential to Planned Development (PD) Residential; to be
developed v..ith at 295 dwelling units. Section 11.2.7 of the Eastern Dublin Specific Plan requires that
"Planned Development Plans" be prepared in greater detail than the Specific Plan, in keeping v..ith Zoning
Ordinance requirements (Sections 8-32). For the prnposes of this project, the Stage 2 Development Plan
required by the Ordinance is represented by the v..Titten statement supplied by the Applicant, the Tentative
e Map, the Site Development Plan, the Preliminary Landscape Plan, Architectural Plans and Elevations.
In accordance with the Zoning Ordinance, the Stage 2 Development Plan shows the location and
arrangement of all proposed uses, specifies the circulation system, defines parcels, establishes the
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development standards, specifies the infrastructure requirements and their sequencing, reflects the .,. . :Z :7:/ ;!
applicable mitigation measures of the EIR, and includes master neighborhood landscape plans. Planned
Development Plans must be consistent with the Dublin General Plan, as amended by the Eastern Dublin
Specific Plan.
The proposed Planned Development Rezone also provides for the Development Plan, General Provisions .
and Specific Development Standards, which will regulate development of the Toll Brothers Subdivision.
These standards are swrunarized in Attachment 1 attached hereto.
The Tentative Map and Site Development Review addressed a number of issues and criteria, which are
integral to the Planned Development Rezone.
Development Agreement
The Development Agreement is under preparation at this time and is expected to be presented to the
Planning Commission and City Council for consideration in April 1999. For the purposes of this
application, the Development Agreement is not being considered at this time. Ho\\'ever, all approvals
currently under consideration are subject to approval of the Development Agreement.
ENVIRONMENTAL REVIEW
The proposed residential project is exempt from further environmental review according 10 Section 15182
of the State CEQA Guidelines because it is within the scope of the Final Environmental Impact Report
(EIR) for the Eastern Dublin General Plan Amendment certified by the City Council by Resolution No.
51-93, and the Addenda dated May 4, 1993, and August 22, 1994. Analysis of the Initial Study submitted
for this project indicate that no new impacts could occur and no new mitigation measures would be .
required for the Toll Brothers project that were not addressed in previously considered environmental
documents.
CONSISTEI\CY \\lTH GENEAAL PLAN AND SPECIFIC PLAN
An analysis of the project, with specific consideration to all elements of the City General Plan, determined
that the project is consistent with the General Plan. The analysis also found that the project is in .
conformity with the Eastern Dublin Specific Plan. As conditioned, the project will comply and conform
to all of the Action Programs and Policies of the Eastern Dublin Specific Plan.
RECOMME~"DATION
Staff recommends that the City Council conduct a Public Hearing, deliberate, waive the first reading and
introduce the Ordinance and continue the Public Hearing to April 6, 1999 for PA 98-063, Toll Brothers
Emerald Glen #4.
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