HomeMy WebLinkAbout8.1 TrumarkHomesGPA
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CITY OF DUBLIN
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: July 11, 1995
SUBJECT:
Trumark Homes
General Plan Amendment Study Request
REPORT PREPARED BY: Jeri Ram, Associate Planner~
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EXHIBITS ATTACHED: IExhibit A: Location Map
/ Exhibit B: Written Statement
/ Exhibit C: Conceptual Site Plan
/ Exhibit D: General Plan Map
/ Exhibit E: Letter of Intent
RECOMMENDATION.: ~ Approve Trumark Homes' Request for a General
~ Plan Amendment Study.
FINANCIAL STATEMENT:
Costs for the study would be borne by the
Applicant
DESCRIPTION:
Trumark Homes is requesting that the City Council authorize a General Plan
Amendment Study for their 8.9 + acre site; changing the General Plan Designation f~
the site from "Transportation Corridor" to "Medium Density Residential" (6.1 .. 14.0
units per acre). The medium density residential designation would permit single family
residential development at approximately 12 units to the acre.
Backuo~nd:
Setting:
The site is located on the old Southern Pacific Railroad right-of-way northwest of
Dougherty Road. The site is designed as a transportation corridor in the City's General
Plan and is presently zoned M-l for light industrial uses. Residential uses are not
permitted in the M-l Zoning District.
Adjacent to the site to the east is the future Class 1 bicycle path that is a connection to
the Iron Horse Regional Trail. Adjacent to the trail to the east is the Arroyo Vista
apartments, owned by the Dublin Housing Authority. West of the Site is zoned Mo.!
with developed industrial uses. North of the site is Alamo Creek and Dublin Meadows.
The south boundary of the site is on Dougherty Road (See Exhibit A for site location).
General Plan:
A General Plan Amendment would be required if this project were to be developed as
residential. The General Plan Amendment request is part of a larger development p}arI
for the entire parcel that would include a PD Rezone and Tentative Subdivision Map.
The City is allowed to make four amendments to the Land Use Element of the General
Plan in anyone year. The City Council recently approved the BansenRanch General
Plan Amendment. Additionally, a General Plan Amendment Study has been authorized
for Schaefer Ranch.
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ITEM No.-8.1
COPIES TO: Applicant
OWner
P A File
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ANALYSIS:
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Trumark Homes' proposal for single family detached homes would provide a type of
housing that is not currently found in Dublin. The homes would be on smaller lots
(3,000 sq.ft.) than conventional single family home lots of 5,000 sq.ft. or more. The
development would provide a housing option between the conventional detached single
family home and the townhouse. Additionally, the project is proposed on a long
narrow piece of property that is presently undeveloped adjacent the Arroyo Vista
Development and the City's manufacturing area. The shape of the parcel encourage$a
creative development plan.
Staff has identified several issues that would be studied as part of the General Plan
Amendment. Some of these are as follows:
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1. Environmental Assessment. Since the site is on an old SouthemPacific rai1toad
right of way and is proposed for housing, an environmental assessment would
have to be made of the site. The applicant has indicated their willingness to
perform a Phase I and if necessary a Phase n environmental assessment.
(Exhibit B)
2. Land Use ComJ)atibility. The compatibility of a housing project in an area
adjacent industrial uses would be examined. Although the site has several
constraints, the applicant has illustrated on the draft site plan that concerns
relating to public safety can be mitigated by creative site design. If the City
Council authorizes a General Plan Amendment Study, Staff will examine the
following issues, among others:
A. East of the site is a high pressure fuel line. The Fire Authority and
Dublin Police Department have expressed concern about locating
residential uses near the fuel line. The State Fire Marshal has specific
guidelines that recommend no new residential units within 50 feet of a
high pressure fuel line. The Applicant worked with the Fire Authority
and revised the site plan to address their concerns. The draft site plan
illustrates that the houses can be located so that they meet this
requirement. This issue would be further analyzed as part of the General
Plan Amendment Study.
B. West of the site is the City's main industrial area. Uses in the area
include chemical supply companies and companies thatU8e chemica1.sin
manufacturing. Some of the uses produce odors, noise and ha2:ardous
waste that may not be compatible with residential uses. The Applicant
worked with Staff and the Fire Authority to revise the site plan to
address these concerns. The site plan now provides for mOte than 50
feet of separation between the uses. Staff will further examine this
compatibility issue as part of the Study.
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C. Adjacent the southeast corner of the site on Doughtery Road is the
Dublin San Ramon Services District (DSRSD) chlorination/fluoridation
facility. An accident occurring at this facility could create a dangerous
situation at the residential site. The Applicant has indicated in
conversations to staff that they have discussed converting the facility to a
non-toxic processing system with DSRSD. This conversion or other.
mitigation would be examined as part of the Study.
In Trumark's written statement (Exhibit B), they have indicated their
willingness to examine and mitigate any noise problems that may be a result of
the industrial properties to the west of the site or along Dougherty Road and any
compatibility issues that may relate to the issues identified above.
3. Access/Circulation. At present there is one point of access to the site (Exhibit
D). The applicant is working on securing a second "limited" access through
Sierra Court and has a letter of intent to negotiate the access with a p~.
owner on Sierra Court (Exhibit B). The Dublin Police Department and DRFA
are both concerned about the limited access to the site. This issue would be
examined more closely should the City Council desire Staff to proceed with the
General Plan Amendment Study.
4. Alamo Creek. A reach of Alamo Creek runs through the top portion of the site.
Improvements and land use issues would be examined.
City Council Priorities/Staffing:
The City Council has given the Planning Department direction to work on several higb
priority projects including:
I. Hansen Ranch Phase 2 Site Development Review;
2. The Homart Project;
3. A comprehensive Zoning Ordinance revision;
4. Various Eastern Dublin implementation programs and Planned
Development District Detailed Rezonings;
5. A Zoning Ordinance Amendment re Outdoor Sales; and,
6. Prepare an Inclusionary Housing Zoning Ordinance.
In addition, Staff has direction from the City Council to work on many other medium
and low priority projects.
Staff estimates that should the City Council authorize this Study, the Comprehensive
Zoning Ordinance Revision may be delayed approximately three months.
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LOCATION MAP
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EXHIBIT A
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Trumark
Homes
March 28, 1995
City of Dublin
Planning Department
P.O. Box 2340
Dublin, California 94568
Atten: Ms.Jeri Ram
RECEIVED
MAR 2 8 1995
"'BUN PLANNIN'
Re: Request for consideration of a General Plan Amendment on 8.9 acres on Dougherty
Road, APN 941-205-6-10
Dear Ms. Ram:
In my letter to Dennis Carrington of February 22, 1995 I described our proposed project, the
market niche it will fill, and the justification for this type of General Plan Amendment. I have
attached a copy of that letter. In this letter I would like to deal with more of the specific issues
relative to our proposed development
Benefits to the City:
1. Improvement to the area. We are bringing a creative solution to a long, narrow, difficult
to develop "eye-sore". We are proposing a neighborhood of high quality, affordablly priced, single
family, detached homes. This neighborhood will be a visual enhancement to a piece of property
that would otherwise go undeveloped for years to come.
2. Dedication of Dougherty Road. As part of our development we will be dedicating part
of our property to the City for the Dougherty Road right of way.
3. Dougherty Road Sound Wall. For sound mitigation purposes and for visual effect, we
propose continuing the masonry sound wall that has been constructed in front of Arroya Vista (on
Dougherty Road) across the Dougherty Road frontage of our property. This will bring some
visual continuity to the Dougherty Road frontage.
4. Bike Path Connection. We will dedicate a piece of land at the rear of our property to the
City so that it can connect the Bike path to the north of our property to the City's proposed new
bike/pedestrian bridge and trail system to the south or our property.
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5. New Type of Housing. It is an alternative to attached housing. It is designed for those
who cannot afford a single family house on a conventional lot, or who prefer not to have the
maintenance of a larger conventional lot, and yet do not like attached housing. Our buyers will be
moving out of current attached housing or out of single-family rental situations.
We have tried to address potential areas of concerns by having meetings and/or phone calls with
the different agencies involved such as Dublin Planning and Public Works, Dougherty Regional
Fire Authority, Zone 7, Dublin/San Ramon Services, State Fire Marshals office, etc. Listed below
are some of the issues we are addressing.
*Potential sound impact of surrounding uses. We have developed neighborhoods that are
adjacent to active railroad lines and are very familiar with sound mitigation methods. This site will
have sound impact from Dougherty Road traffic and some impact from the manufacturing uses.
We will hire a consultant to perform a sound study on the site and will use their study as a basis for
needed sound mitigation. We anticipate the use of sound walls on Dougherty Road and all along
our property line that is adjacent to manufacturing. We will also be using dual glazed windows
and stucco exteriors which reduce noise levels in living areas.
*Gas Line. There is a refined petroleum line approximately 40 feet from our property line to the
north. This line is on the Alameda County land. At the direction of DRFA, we called Linda
Pappas at the State Fire Marshals office. She indicated that these type of lines run throughout
Alameda and Contra Costa Counties and that it does not present a problem for our development.
*Water Plant. Dublin/San Ramon Services and Zone 7 have a small water plant located south-
west of our property line. Per their suggestion, we anticipate a masonry wall between them and
our neighborhood, and we will be willing to install several bollards between their plant and
Dougherty Road traffic.
*Secondary Access. We are finalizing a letter of intent with a property owner in Sierra Court
to provide a secondary public access point for our project (the main entrance will be from the
City's Public Works proposed re-alinement of Scarlett Drive, near Dougherty Road). This letter
should be in your office by Friday, March 30, 1995. The Sierra Court access would have some
type of gate and turn around area The residents would activate the gate with a control mechanism.
This will prevent trucks from using the neighborhood as a short route to Dougherty Road.
*Utility Easements. We are anticipating the use of private streets in our project. However, we
will cooperate with Dublin/San Ramon Services to provide them with the easements they need.
This will include an easement for a recycled water line, and for a water line easement to Sierra
Court.
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*Toxic Concerns. We will hire a consultant to conduct a thorough Phase I study of the site. If
any issues are identified, we will conduct a Phase II study to investigate any area of identified
concern.
*Walllfence along the Alameda County property. Our property is adjacent to the
Alameda County property which will be used as a trial or possibly a light rail system. We are open
to the type of wall we should construct here because of the "graffiti" potential. We can do a pre-
cast masonry wall, however, these seem to attract graffiti. Sometimes the typical wood backyard
fences make a less appealing graffiti surface. We are open to direction on this issue.
We feel that this neighborhood would be a great addition to the City of Dublin. I hope that this
information, taken with our previously submitted packet, will provide you with the information
you wanted for the staff report. If you have any further questions, please give me a call. Thank
you for your consideration.
attachment: Leuer to Dennis Carrington 2(22/95
cc: Dennis Carrington
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RECEIVED
r E B 2 3 1995
Trumark
Homes
"!RUN PlANNIN(
_....... ' -'---1IiCI
February 22, 1995
City of Dublin
Planning Department
P.O. Box 2340
Dublin, Califomia 94568
Atten: Mr. Dennis Carrington
Re: Request for consideration of a General Plan Amendment on 8.9 acres on Dougherty
Road, APN 941-205-6-10
Dear Mr. CalTingron:
We are in conrractto purchase the SOllthern Pacific Site on the west side of Dougherty Road. We
are requesting the City Council 10 initiate a study for a General PI:lll Amendment to !\1edium
Density Residential (6.1 - 14.0 units per acre).
Current Use of tire Site
The site is an abandoned railroad site. The tracks have been removed and the site is cUITently
unused.
Surrounding Uses
The County owns the property immediately nonh of the site and is planning to use their property
for an extension of the Iron Horse Trail System. North of the county piece is Medium Density
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Residential. To the ~is Dougherty Road and Camp Parks. To the south is Business
Park!Industrial: Low Coverage. To the l~~-:-is additional railroad property and then Single Family
Residential.
Proposed Project Description
We are proposing a neighborhood of 95 to 10S '"for sale, single family, detached" homes. The
homes would be on smaller lots clustered on mOlorcourts 10 accomplish a density of approximately
12 units per acre. All of the homes would have their own private backyards as well as an attached
2 car garage. We would anticipate a Planned District Zoning.
]ustiflc,ation for General Plan Amendment
There are several reasons why a General Plan Amendment for this site would be a benefit to the
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City of Dublin.
1. This is a creative solution to a long, narrow site with very limited other development
potential.
2. This project will upgrade the area. A well designed neighborhood of for sale housing
will not only be a visual enhancement to the area, but it will also bring pride of ownership to a
marginal residential neighborhood (the Section 8 rental housing). A neighborhood here will also
reduce the current vandalism and theft that the commercial tenants on Sierra coun are experiencing
(homes with a masonry wall between the backyards and the commercial building will limit the
current unrestricted access through a vacant lot.).
3. It will provide relatively, affordable single family homes.
4. It places homes close to transportation (Highway 580/680 & future BART Station).
5. This is a new product type that fills a need in the market place.
We realize that our concept is a paradigm shift in land planning and therefore may need some
clarification and amplification, which we will be happy to provide. This concept has been built in
several California cities now and has been very successful because it meets a significant need in the
marketplace.
Buyers are embracing this product type for the following reasons:
· It is all a/tenzatire to attached housing. It is designed for those who
cannot afford a single family house on a conventional lot, or who
prefer not to have the maintenance of a larger conventional lot,
and yet do not like attached housing. Our buyers will be moving out
of current attached housing or out of single-family rental situations.
· They do llot like common walls. They would much prefer to give up
open space in order to create building separation.
· They prefer priJ'ate space to open space. They would rather have a small
private yard that they use regularly, all year long, as opposed to
common area that they use relatively little throughout the year. They
are saying, "We don't use the common open space! We do use
small private space."
Quotesfrom the industry:
*"...families that can afford conventional-lot houses don't want to
live at multi-family densities. On the other hand, young singles and
couples who thought they could only afford a flat or townhouse will
be thrilled at the prospect of a house and yard all of their own."
Builder Magazine, September 1992.
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*"The detached cluster has great potential, especially with more
urban, sophisticated buyers. It's displacing the conventional
townhouse." HOIvard Englander, Marketing Consulrant
*"Most of our customers are young two-income couples -- they
want a BMW product without a lot of yard to maintain." Stephen
Brooks, Grand Homes, Texas
* Jeffery Slavin, whose company, California Pacific Homes,
pioneered the cluster concept finds that childless buyers account for
65 to 80 percent of sales (depending on the project) in his dense
detached neighborhoods.
* James Murar, chairman of RGC, who has designed and built
several cluster projects says, "In the course of interviewing
prospects at our attached communities we found out how important
a house with a yard was to young buyers. We became convinced
that if we could do a single-family house with a two-car garage...it
would sell."
*"The new detached clusters conllng out of California (and
elsewhere) are among the most exciting high-density housing
schemes to crop up in years." Builder Magazine, September 1992.
The sales indicate the success of this product type --
*This concept is relatively new and yet has been very successful in the
marketplace. In the last six months we have visited 14 projects in
California where this concept is being built. All of these projects are selling
very well. We have also received approvals for this type of project in the
City of Fremont.
Quotes from the indlL'itry:
*"We sold 15 houses the first morning (sell-out of 24 homes took
less than three weeks)." Henry Fischer, Vice Presidenr, Classics
*"We've sold 79 homes in eight weeks." Sales agent at Los
Abanicos, Rancho Sanra Margarita, Ca/(fornia
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*"We've taken 10 reservation in the first weeks and we don't even
have models!" Sales agent at Tresor, San Jose, California
We feel that this neighborhood concept will be a significant step towards meeting an unmet need in
the home buying marketplace. It will be more functional to live in than a townhome project and
more affordable than larger lot, single family, detached homes. It will also be a significant upgrade
to the area.
Thank you for your consideration. Please call me with any questions or concern you may have.
P.S. We are making progress on the public access needed for the project.
Attachments: *General Plan Map & Site Location
*Parcel Map
*Conceptllal Elevation
*Courtyard Landscape Concept
*Rough Conceptual Site Plan (many revisions necessary)
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Low Density Single Family
Residential (0.5 - 3.8 units per acre)
Single Family Residential
(0.9 - 6.0 units per acre)
Medium Density Residential
(6.1 . 14.0 units per acre)
Medium-High Density Residential
(14.1 - 25.0 units per acre)
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LAND USE &
CIRCULA TION
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Bart (proposed) ~1 f
......... NOTE:
.0.......... Down town Intenslflca tlon Area
,.
~l
Commercialllndustrial
I
".;.:'(//11 Retail/Office
-
Retail/Office & Automotive
Business Park/Industrial
I
~
-
Business Park/Industrial:
Outdoor Storage
Business Park/Industrial:
Low Coverage
..'/.
..."
",,1''1 ..... (,0
c. .."to
~eo.1:...
~~~: ~::::\::: \\~\:ili\j::::l[l[l:l:l[[~~\~~~
!If.:::::::::::::::::::::::;:;;:::::::::::'::; P
E . . . . . . . . . . . . . ..' . M"" . ...- ---
.. ::::::::::::;~;~-::~::~::~:....:.:::::: :::-....
... .... ..... ...... ...[... .................. ~,
c__,..... ..........-C.......... .._,
....=.:: ~ ::::::::::+--:.:.:~.:;....::::::::::::::::::::.
~ . . . . . . . . . . .,. . . . . . . . . . ,
i ::::::::::::::::::::t.::'-~4MJ~\ ' .
0.::::::::::::::::::: t% ~ . :'>?>%::' ..
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......'..? . . . .. "~ ::-..),$?;;......::;.. .
.. . . . . ' . . .. .. . :~~ .::.~-:.~"',',;(":'^;::..^::.. ~
..:-:::::::: ~~~ ;<-.-.... :~
SEE BELOW'.:'::. ' .
-..'
5\0\0 ~
,,90
I
Publici Semi-Publici Open
I
~
~
-
Parks/Recreation
Public/Semi-Public Facility
I
~.."..:..
. "t..~. ."i.. .....
:;;!..::~:l~l.!.
Open Space
:
I
_ Stream Corridor
mtttJ Public Lands
APPROXIMATE INSET SCALE: 1. . 8882'
I
~.
').. ...
:" '~""
. ~,
)<
V.. >7.....'\~
.:\..'\.:'" ., yy.x "-'!
Y?.... ...... x
~Y' ....(<,..
'x
I
I
I
'-,.
~\
I
.~..
::l
,~~ ...................~.&:
~. ............,......................"..
I
I
Circulation
\
w
o
I
1490'
I
2980'
I
I
Arterial and Major
Collector Street
Proposed Street
Freeway
Transportation Corridor
Dublin City Limit / Primary
Planning Area Boundary
See Table on opposite page for descriptions
of numbered Public/Semi-Public Facilities
and Parks/Recreation.
DUBLIN GENERAL PLAN
Revlaed Fe ~ B IS r\
U\ V
I
1-7
Hpr.
"7 'Q=
_, __I
::::: 15
DODD
TRI If'lHF:I< HDt'IE'; I t'le
--
TEL 510-829-7144
- ,.-- e.- '.'.-
F'. :.
.. . . .#
Trtlll1Hrk
HOlnes
March 28, 1995
Mr. and Mrs. Bob Larrabee
6958 Sierra Court
Dublin, CA 94568
RE: Land Swap to create access
Dear Bob and Nancy:
Upon both of our signatures below, this will serve as a Letter of Intent to the following terms:
1. You will exchange one square foot of land that you own at 6958 Sierra Coun, Dublin for every
three square feet of land that Tromark Homes will give to you.
2. Land given by you shall be for the purpose of an additional access to our proposed project and
shall run along the Eastern boundary of your property at a width of approximately 30 feet.
3. Land given by us shall be adjal:cIIt 10 your property along the Nonhem boundary of YOllr
property. Trumark Homes shall have the option to pay $10 per square foot of land in lieu of giving up
that land as long as a minimum of a ratio of two to one of actual land is maintained.
4. The configuration of both parcels of land to be exchanged shall be subject to mutual approval.
This Letter of Intent and any subsequent contract/option shall be subject to the approval of both parties
and our respective attorneys.
Agreed to by:
;( ~""'tC::;~./c~
,/
Bob Larrabee
Michael Maples
President
EXHIBlr;
(,,17<; CL\I{K ^VENLJE ' SUITE 205 . DUIlIIN, C^ u,I';(,1l . (:-10) 1l29-71~ll
F^x ("-10) S:'4 ll.l.l