HomeMy WebLinkAbout8.3 TrumarkHomesGenPln
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CITY CLERK
File # D~[gJ[Q]-[3][Q]
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AGENDA STATEMENT
CITY COUNCIL MEETING DATE: NOVEMBER 28,1995
SUBJECT:
Trumark Homes General Plan
Amendment Study (Feasibility)
Report Prepared by: Jeri Ram, Associate Planner~
Jerry Haag, Consulting Planner
ATTACHMENTS::
Attachment 1: I
Attachment 2: (
Conceptual Project Plan
General Plan Land Use and Circulation
Map
General Plan Bikeways Map
Diagram of Possible Alignment of
Scarlett Drive
Attachment 3: I
Attachment 4: /
RECOMMENDATION:
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1) Consider this item and hear staff presentation.
2) Open the floor for discussion by Applicant, any members of
the public.
3) Question staff, Applicant and the public
4) Close discussion and deliberate
5) Make a motion authorizing staff to continue with the process
to prepare environmental documents and a formal General
Plan Amendment for the proposed project.
FINANCIAL STATEMENT:
The Applicant is paying the cost of preparation of the General
Plan Amendment Study. Therefore, there is no financial impact
to the City.
BACKGROUND:
/ Trumark Homes has applied for a General Plan Amendment for their 8.9 :t acre site; changing
the General Plan Designation for 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.
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COPIES TO: Trumark Homes
Southern Pacific Railroad
Senior Planner
Project Planner
Jerry Haag
Trumark Homes File
Administration File
ITEM NO..$. 7
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The City Council approved the initiation of a General Plan Amendment Study at their meeting
of July 11, 1995. On September 26, 1995, the City Council approved a contract with Jerry Haag, a .
Contract Planner. Mr. Haag's tasks are to:
1. Analyze the feasibility of a General Plan Amendment for the Site and present the findings to
the Planning Commission and City Council.
2. Prepare the necessary environmental documents and General Plan Amendment for Planning
Commission and City Council consideration, if the City Council determines the General Plan
Amendment is feasible.
Site and Surrounding Area Characteristics:
LOCATION:
Southern Pacific Right of Way west of
Dougherty Road
ASSESSOR PARCEL:
941-0205-006-10
GENERAL PLAN
DESIGNATION:
Transportation Corridor
EXISTING ZONINGI
LAND USE:
M-1 (Light Industrial) Vacant
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SURROUNDING ZONING
AND LAND USE:
North:
South:
East:
West:
Planned Development (Residential), Arroyo Vista
M -1, developed with light industrial uses
Agriculture, Dougherty Road and Camp Parks
M -1, developed with light industrial uses
The Project:
The Applicant has submitted conceptual plans for the proposed property. The plans
characterize the type of future development envisioned for the site should the General Plan be
amended (Attachment 1). The conceptual plans indicate that the 8.9:t acre site would be subdivided
into approximately 92 lots. A detached single family home would be built on each of the lots. The
primary vehicular access is proposed to be Dougherty Road with secondary access and/or emergency
vehicle access provided to the south on Sierra Court.
A solid masonry wall would be constructed along the southerly property line to provide a land
use and noise buffer between the proposed residences and existing industrial uses to the south.
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If a General Plan Amendment is ultimately approved, it will not be an approval of the
conceptual plan. The conceptual plan would be reviewed later in the process as part of a Planned
Development Rezone, Site Development Review and Tentative Subdivision Map.
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The Applicant has proposed an alternative to designating the entire 8.9:t acre site as "Medium
Density Residential." The alternative would leave a small strip of land parallel with the southern
boundary line as "Light Industrial," with the balance of the site changed to "Medium Density
Residential." The area remaining as industrial could be used for mini-warehouses and would serve as
a more substantial buffer between proposed residential uses and existing industrial uses to the south.
The mini-warehouse would require a strip ofland approximately 70 feet in width. This alternative
and possibly others would be analyzed as part of the environmental review process of the General
Plan Amendment Study.
General Plan:
General Plan policies applicable to this proposal, by Element, include:
Land Use Element:
The Land Use Element designates the site as "Transportation Corridor <Attachment 2)." The
adjacent use immediately to the south is "Business Park/Industrial." A residential development, with
the proper design, would be compatible with the business park use. The use adjacent the bike path to
the east is residential which would be compatible with a residential proposal.
. The Land Use Element contains the following policies which deal with this application:
"2.1.1 Housing Availability
Guiding Policy A: Encourage housing of varied types, sizes and prices to meet current and
future needs of all Dublin residents.
Implementing Policy B: Designates sites available for residential development in the primary
planning area for medium to medium-high density where site capacity and access are suitable
and where the higher density is compatible with existing residential neighborhoods nearby."
Circulation Element:
The Circulation Element notes that Contra Costa and Alameda Counties are considering the
preservation of the Southern Pacific right-of-way for possible future light rail transit or as a busway.
Guiding policies include:
"A. Support preservation of the Southern Pacific right-of-way as a future transportation
corridor.
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B. Consider potential recreation use in conjunction with transportation use."
The Circulation Element also notes that a jogging and bike path should be incorporated into .
the railroad right-of-way. A bikeway and jogging path has been developed adjacent the site
(Attachment 3).
Housing Element:
The Housing Element notes that the City presently falls below production goals set for the
City by the Association of Bay Area Governments (ABAG). This situation could change in the near
future, however, as residential projects are proposed in the East Dublin planning area.
The Housing Element also identifies possible strategies to assist in the production of new
housing units, some of which require the adoption of new" regulations. Two programs which could
have a bearing on the pending application include:
1. Strategy I.C. a review of development standards to determine potential changes to
reduce development costs and thereby the cost of housing. Innovative site planning
and construction methods were specifically mentioned as ways to achieve this.
2. Strategy I.D. recommends examining the use of air rights over parking lots and other
sites with a low intensity of use to permit construction of housing.
Safety Element:
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There are several safety issues that will be addressed as part of any environmental document
for the project. These include a large pressurized underground gas line and the DSRSD water
treatment facility near the site. There are no policies in the Safety Element which would address this
application or these issues.
Noise Element:
The Noise element notes that portions of the site are subject to excessive noise generated by
vehicles along Dougherty Road. The design of the project will need to reduce exterior noise to 65dB.
Regional Planning Agency Programs and Policies:
Although the City of Dublin bears full responsibility for planning of land use inside City
limits, a number of regional planning bodies have been created over the years which have taken a
largely advisory role to municipalities. Typically, such regional agencies have been formed in
response to specific region-wide issues, such as air quality or transportation, or as mandated by
federal requirements.
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Primary agencies which have taken positions with respect to land use or transportation include
the Association of Bay Area Governments (ABAG), which is composed of all local governments in
the greater bay area, the Metropolitan Transportation Commission (MTC), a regional transportation
advisory commission and the Bay Area Air Quality Management District (BAAQMD).
Under the auspices of ABAG, a Tri- Valley Regional Planning Strategy Committee was
formed. They have completed a draft subregional planning effort which includes policies regarding
urban growth, land use, transportation, housing and similar regional issues.
The BAAQMD has adopted a region-wide Clean Air Plan to enhance air quality in the basin.
Although many of the recommended techniques for improving air quality are technical in nature, the
Clean Air Plan also includes a Transportation Control Measure to encourage cities and counties to
promote high density residential and mixed use development in the vicinity of mass transit stations.
This project is consistent with the applicable policies of regional agencies as well as those of
the draft Strategy.
Other Environmental Planning Issues:
Factors which must also be considered in the review of the proposed GP A include overall land
use compatibility, possible traffic and site access concerns, risk of hazards caused by adjacent land
uses, flooding potential and concerns from other public service agencies. Many of these issues
identified below will be further studied and refined as part of the environmental review process.
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Land Use Compatibility: Immediately adjacent the site to the south is a business park which
has a General Plan Land Use Designation of "Business Park/Industrial" and is in the M-l Zoning
District (Light Industrial). Possible land use compatibility issues between residential and industrial
land uses include excessive noise generated by industrial operations, such as industrial processes;
truck traffic; outdoor security lighting; emission of noxious fumes and similar hazards; creation of
large quantities of dust; aesthetic compatibility; and, safety/security of industrial uses adjacent to
residential uses.
An investigation of the project site indicates that the business park is generally well managed
and maintained. Existing industrial users include Ron Nunes Enterprises (metal stamping and
fabricating), a Federal Express center, a service center for Home Federal Savings, a swimming pool
supply store and other light industrial uses. Industrial users are oriented toward Sierra Court and
Trinity Court, south of the subject property, although several have overhead-type doors opening to
the north (facing the project). A chain link fence has been constructed on the common property line
between the Sierra Industrial Park and the subject property.
Concerns have been identified regarding incompatibilities between existing industrial uses
and future residences. These concerns relate to the types of industrial operations and possible
negative impacts related to emission of noxious or hazardous material, such as escape of industrial
gasses or odors and risk of explosion. The City's M-l Zoning District is intended to minimize
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negative effects on surrounding properties and limit industrial operations to enclosed buildings,
except for a number of specific uses which must obtain a Conditional Use Permit. These uses include .
outdoor uses which could have negative effects on residences, including storage of liquefied natural
gas and concrete and asphalt batch plants.
Land use compatibility also includes consideration of land use patterns on other peripheries of
the proposed project site. To the north lies the Arroyo Vista housing project which would be
separated from the project site by a regional bicycle and pedestrian trail.
Traffic/Circulation! Access: The property in question presently has access off of Dougherty
Road, a major arterial highway in Dublin. The Applicant proposes to maintain this access as the
primary project entrance and supplement it with a secondary access off of Sierra Court. Further study
will determine if the secondary access will serve only the residents or perhaps be reserved for
emergency access only. A new traffic signal is anticipated at Dougherty Road and the project
entrance.
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The City's Public Works Department is presently exploring plans to relocate and widen
Scarlett Drive in the general vicinity of the project area for the purpose of improving area-wide
circulation to the new BART station (See Attachment 4). The precise location and design of the
relocated Scarlett Drive may have an impact on the design of the subject property.
The project site is located adjacent to a bus route on Dougherty Road operated by WHEELS.
According to a route planner from WHEELS, between twenty to thirty buses transverse Dougherty
Road in front of the site. Direct bus transit will be provided to the new BART station once it is
operational.
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Risk of Upset/Hazardous Material:
There are two issues related to potential risk of upset and hazardous materials with respect to
the application. A major underground pressurized gas pipeline has been constructed immediately
northeast of the project site. Also, DSRSD maintains a small water treatment plant on the southeast
corner of the site which uses a chlorine process to treat the water.
Both facilities could pose some level of health risk to. future residents on the subject property.
It is possible that mitigation could be developed to assure the City that health risks could be reduced. .
Such mitigation would be proposed through the fmal site design and environmental' review process.
In-Fill Housing Experience From Other Cities:
Staff has contacted other cities which have existing or proposed infill housing near transit
facilities.
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The City of Fremont has recently reviewed and approved two similar type residential
developments for Trumark Homes. Both projects are infill-type developments and are located
adjacent to railroad tracks and heavily traveled arterial streets. They conform to the City of
Fremont's desire to add new housing to older commercial areas as a way of supporting the remaining
commercial base. The projects have densities of approximately 11.5 dwelling units per acre, similar
to the requested density in Dublin. Issues raised by the Fremont staff included mitigation of
vehicular noise, provision of adequate on-site guest parking and high quality exterior architectural
elevations. The Applicant was able to satisfy all City concerns.
ANALYSIS:
Based on an analysis of the factors relating to this proposal, staff believes the proposal has
sufficient merit and that the Applicant should be given direction to make a formal request to amend
the General Plan as originally requested. Staff s analysis is based on the following factors:
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I. Amending the General Plan to "Medium Density Residential" would be consistent with the
intent of the current General Plan Designation of "Transportation Corridor." As an outcome
of additional staff review of this request, the City may want to retain a portion of the site
within the "Transportation Corridor" designation so as not to preclude construction of a future
circulation route in this location as well as to allow the regional recreational trail. It is
apparent from the General Plan Map that the width of the subject property is wider than other
properties to the north also designated as a future transportation corridor, so that non-
transportation uses could potentially be accommodated in addition to future transportation
facilities.
Higher density housing, as proposed, would be located adjacent to a major transportation
corridor in the community. Residential uses on the site would also be more consistent with
the adjacent regional bicycle, hiking and jogging trail than would industrial uses. Staffwould
also recommend that the "Transportation Corridor" General Plan Designation be retained for
the regional recreational trail immediately north of the site.
2. Initial conceptual plans submitted by the Applicant show a small-lot, single family detached
housing type not currently available elsewhere in Dublin. This can assist the City in meeting
Housing Element production goals set by ABAG especially for houses affordable to moderate
income households.
3. The particular housing type and configuration proposed by the Applicant has been approved
by other communities and has proven successful in meeting City goals, specifically in more
urban, infill sites.
4. A preliminary investigation of land use compatibility issues indicate that all issues can be
dealt with or mitigated through proper site planning and the environmental review process.
Modem business parks, such as Sierra Business Park, are typically designed to be compatible
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with adjacent residences through generous setbacks, limitation of operations to enclosed
buildings and environmental performance standards. Also, it is a generally accepted planning
principle that land use transitions, such as between industrial and residential, are best .
accommodated along rear property lines rather than other configurations.
PLANNING COMMISSION COMMENTS AND RECOMMENDATIONS:
The Planning Commission heard this item at their meeting on November 21, 1995. At the
meeting Commissioners discussed the types of conceptual plans that would be evaluated. In addition,
they questioned staff regarding the type of information staff would evaluate as part of the
environmental review. The Commissioners agreed that a residential project would be an
improvement to the undeveloped land.
The Planning Commission unanimously recommended that the City Council authorize staff to
continue with the process to prepare environmental documents and a formal General Plan
Amendment for the proposed project.
G:\P A95029\11-28SR
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TRUMARK HOMES
CONCEPTUAL PLANS
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ATTACHMENT 1
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J U i~ 9 '995
")BUN PLANNIW
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Residential
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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Business Park/Industrial
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Business Park/Industrial:
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Business Park/Industrial:
Low Coverage
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SEE BELOW ''':';~:. .
Publici Semi-PublicI Open
-
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Public/Semi-Public Facility
Park siR ecrea tion
~,\~;.';::)':;
0, ,.... 'J<
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Open Space
Stream Corridor
APPROXIIo4A TE INSET SCALE, l' = 6962'
I ~
.n
!r:'~~~:titN~~
e
Circulation
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1&
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I
1490'
I
2980'
I
Arterial and Major Streets
Collector Street
Proposed Street
Freeway
Transportation Corridor
Bart (proposed)
Dublin City Limit / Primary
Planning Area Boundary
'NOTE: See Table on opposite page for descriptions
of numbered Public/Semi-Public Facilities
and Parks/Recreation.
DUBLIN GENERAL PLAN
Downtown Intensification Area
Revised February 19~~
L
1'1
1-7
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.: '~.':~"'~tl ':::~'-:.\\ !to'
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Figure 5-2
BIKEWAYS
Primary Planning Area
EXISTING:
......
Class I
Class II
.......
PROPOSED:
oooooe
Class
Class II
Class 111
000000
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SCALE- I. . aeoo.
APPROXIMATE IH::~ SCALE; ,. . tau'
APPROXIM" TE IN
CLASS II BIKEWAY (BIKE LANE):
for one-way
Provides a striped lane
blka travel on street.
----
';:o~
Y (BIKE PATH):
CLASS I BIKEWA rate bike path
Provides a completely sel::walks for
faclllly from streets or s
luslve use of bicycles.
the exc
THE SITE
(BIKE ROUTE):
CLASS III BIKEWAY with ellher
Provides for shared use
the sidewalk or
adeslrlans on t
p I fllc on the stree .
molar vehicle ra
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ArrAciliNfe3
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I
2057'
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4114'
I
DUBLIN GENERAL PLAN
Revised February 1992
5-11
""_""-:-.'~'-:-'~lJoIr"";'-~lI."".I~-rt. .J; i"'~~~". ';"~.IY-~"'I"'~"'\'."''''l'''ltl
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24.1 ~..................~........I....
.... 6LD .,~
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2l(6LD)
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INTERSTATE 510
-I;;;e: T JKM Transportation Consultants
.ure 5-1 .
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Future Lane Requirement (4 lanes divided)__ 4LD
1983 Estimated Average Daily Traffic - 5,000
__ 10,000
2005 Estimated Average Daily Traffic
O'
I
2000'
I
"
FEBRUARY 1992 REVISION HOTE: See Figure .1 for
amended City Limit/Primary Planning Area Boundary.
1983 and 2005 Daily Projected Traffic Volumes
.."
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.,
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....