DATE: July 5, 2016
TO: Mayor and City Council
FROM: Director of Development Services
SUBJECT
Title
Recommended Approval and Necessary Actions of Proposed Project at 25906 Gading Road for Twenty Detached Single-Family Homes on a 1.75-acre site, including for a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program; Tony Dutra, Gading Ventures, LLC (Applicant/Owner)
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RECOMMENDATION
Recommendation
That the City Council adopts the attached resolution (Attachment I ), adopting the Mitigated Negative Declaration (MND), Mitigation Monitoring and Reporting Program (MMRP), <http://www.hayward-ca.gov/content/projects-under-environmental-review-0> and approving the Vesting Tentative Tract Map 8310 (Application 201600059), subject to the Conditions of Approval attached to the resolution; and introduces the attached ordinance (Attachment II), approving the Zone Change.
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SUMMARY
The proposed development would rezone the subject site from Single Family Residential (RS), minimum lot size of 5,000 square feet, to a Planned Development (PD) District in order to construct a twenty-unit, small lot, single-family detached residential neighborhood on approximately 1.75 acres. The proposed development is located on a vacant infill site that will be consistent with the surrounding single- and multi-family residential neighborhood. The proposed project is consistent with the density of the General Plan Land Use Designation of Medium Density Residential, with an average lot size of 2,775 square feet - requiring the Zone Change, and will add much needed inventory to the housing stock of the City of Hayward. Each home will have a solar photovoltaic system and tankless water heater.
BACKGROUND
The project site is located along the west side of Gading Road, south of Huntwood Avenue. It is a vacant infill site, totaling 1.75 acres, located within the Harder-Tennyson neighborhood and is adjacent to existing single- and multi-family developments.
The proposed project entails a variation from the 5,000 square foot minimum lot size standards of the RS District, as well as reductions in other related lot and yard standards. As proposed, the project provides a density at fifteen dwelling units per net acre, consistent with the General Plan density range of 8.7 to 17.4 dwelling units per net acre.
Planning Commission: On June 23, 2016, the Planning Commission <https://hayward.legistar.com/LegislationDetail.aspx?ID=2763248&GUID=07137CE4-1C58-431A-8249-F301E5F450AF> held a public hearing on the proposed project and voted 5-0-2 to recommend approval of the project, per the staff recommendation (see draft meeting minutes, Attachment IV) . Overall, the Commission was pleased with the proposed project and commended the applicant’s representative, who has been involved in several developments in the western part of Hayward, for his continued work and investment in Hayward.
DISCUSSION AND STAFF ANALYSIS
Project Description (see plans, Attachment V)
As shown in the project plans, the proposed project includes three different floor plans ranging in size from 1,564 to 1,938 square feet with three to four bedrooms and two and a half bathrooms. The mid-size unit (Plan 3) has four bedrooms, with the fourth bedroom located on the ground floor, on the same level as a full-bath, kitchen and main living area, which could accommodate multi-generational households or aging in place. All homes will have solar photovoltaic systems installed and tankless water heaters.
Architecture
Each of the three floor plans has three architectural design variations, including the Mission, Spanish Resort, and Hacienda styles. Each design has stucco exterior walls and tile roofs. Additional architectural elements include stone accents, wrought iron railings and accents, window shutters and arched window and doors. Staff is recommending that some of the architectural details (shutter, metal railings, corbels, etc.) be incorporated into some of the other building elevations, especially the upper floor rear elevations of the units, as well as side elevations of the units on the two lots that abut Gading Road (lots #1 and #20) (condition no. 9(p)). Each plan design also presents variations in roof form and entries, as well as a garage and front door design integral to the overall house design. Additionally, each of the plans has a covered front porch, further strengthening the streetscape. The proposed plans and variations in architecture are more than sufficient to avoid placement of identical units adjacent to each other, yet provides enough similarities to create a cohesive streetscape and development.
The proposed two-story detached units will be accessed off Gading Road, a public street, via a new private street and private court. All of the units will have attached two-car garages and nine will have usable private driveways that can also accommodate two additional off-street parking spaces. All guest parking will be provided within the development along the new private street and in designated spaces along the private court in the eastern portion of the site.
The design of the proposed private street and court are adequate for circulation and meets the Fire Department accessibility requirements. The private street is to be designated as a fire lane and parking will only be allowed in the designated parking areas along the north side of the private street, which is proposed to have a curb-to-curb width of twenty-eight feet, with a sidewalk providing pedestrian connectivity from within the development to Gading Road along the south side of the street. Full frontage improvements, including curb, gutter and sidewalk, will be installed along Gading Road.
Site Plan and Grading
As discussed above, the subject site is located within an existing single- and multi-family neighborhood, bordered by public streets, including Gading Road and Huntwood Way. The proposed subdivision includes twenty detached single-family homes on lots ranging from 2,525 square feet to 3,317 square feet.
The project site is relatively flat, gently sloping to the south, thus draining toward the south. In order to prepare the site for development, it is estimated that 4,360 cubic yards of fill will need to be imported to the site to “pad-up” the eastern side of the site to create a positive flow towards Gading Road for site drainage and for sewer and water. The fill will build up the site so it has a positive flow toward the bioretention and sewer/water facilities (toward Gading Road).
Open Space
For single-family detached homes, there is not a specific private open space requirement because private open space is created as a result of the required setbacks and yard areas. A typical single-family home on a 5,000 square foot lot has a rear yard ranging from 500 to 1,000 square feet (10 x 50 to 20 x 50). For the proposed project, each unit has a rear yard ranging from 192 square feet to 628 square feet, with an average size of 443 square feet. The project also includes a 1,914 square-foot open space area with benches and bike racks for residents to utilize as a place to gather and interact. This common open space amenity is not required of single-family detached homes, but is being provided to offset the reduced setback and yard areas.
Rezoning From Single-Family Residential (RS) to Planned Development (PD) District
The purpose of the Planned Development (PD) District is to encourage exceptional quality development through efficient and attractive space utilization that might not otherwise be achieved through strict application of the Zoning Ordinance development standards.
Generally, the proposed project includes exceptions to the lot standards of the RS zoning district, including minimum lot size, lot coverage, and setbacks, as well as minimum average lot width and depth. These exceptions are typical for small lot, single-family detached residential developments and without said modifications, the project would not be feasible.
The applicant is proposing the following amenities to off-set the proposed exceptions to lot standards and setbacks:
• Install photovoltaic solar systems on all units;
• Covered front porches on all of the homes to enhance and strengthen the streetscape;
• A 1,900 square foot private park area with benches and bike racks for residents to utilize as a place to gather and interact;
• Six of the proposed units include a bedroom and full bathroom on the ground floor to support multi-generational living.
The attached resolution contains findings, as recommended by the Planning Commission and staff, to support approval of the proposed PD rezone application.
Affordable Housing Requirement
The proposed project shall comply with the City’s Affordable Housing Ordinance. To fulfill this obligation, the developer will pay an affordable housing impact fee. The current affordable Housing Impact Fee for detached ownership units is four dollars per square foot of habitable living space. Recommended Condition of Approval No. 103 requires payment of the fee prior to issuance of building permits or Certificate of Occupancy in accordance with the Ordinance.
Vesting Tentative Tract Map 8319
The proposed project includes request for approval of Vesting Tentative Tract Map 8319. The project site falls within the boundaries for the City of Hayward water and sanitary sewer service areas. All water and sanitary utilities will be public and such facilities within the proposed private street will be within a public utility easement and constructed per City of Hayward standards and dedicated to the City. The proposed on-site storm drain system will be private and will be privately maintained by the Homeowner’s Association.
In order for a Vesting Tentative Tract Map to be approved, the City Council must make certain findings. The Planning Commission recommended that the City Council make such findings, which are reflected in the attached resolution.
Environmental Review
An Initial Study, Mitigated Negative Declaration (MND), and a Mitigation Monitoring and Reporting Program (MMRP) <http://www.hayward-ca.gov/content/projects-under-environmental-review-0> prepared for the project indicates that there will be no significant environmental impacts resulting from the project, provided mitigation measures are incorporated. Mitigation measures related to air-quality during construction, tree preservation and replacement, cultural resources, noise and design level geotechnical analysis are included in the MND and MMRP. The MND and MMRP were made available for public review from May 27, 2016 through June 17, 2016. No comments were received during the comment period.
SUSTAINABILITY FEATURES
Energy: Electricity/natural gas/other fossil fuels.
The project includes installation of solar panels on all units as well as installation of electric vehicle charging infrastructure in the garages of all units, and tankless water heaters.
Water: Efficiency and conservation.
The project meets City code requirements with respect to water efficient landscaping, as well as CalGreen standards for water use.
Air: Air emissions of pollutants.
The project meets City and State code requirements with respect to emissions. As a housing project, pollution generation is negligible.
Solid Waste: Waste reduction and diversion.
The project will comply with City standards for the recycling of construction waste.
Transportation: Consistent with the City’s Complete Streets Policy.
The project does not involve creation of new public rights-of-way in that there is an existing sidewalk along the property frontage on Gading Road, therefore the implementation of Complete Streets is not applicable. However, the existing curb, gutters and sidewalks will be reconstructed in accordance with City standards as part of the project off-site improvements and a sidewalk within the development will provide pedestrian connectivity to Gading Road.
ECONOMIC IMPACT
Development of the vacant infill site within an existing residential area will complete the residential neighborhood and introduce new residents to the area who will contribute to the local economy. Development of twenty single-family lots will have a beneficial impact on the surrounding residential property values. Furthermore, residential development of higher densities (e.g., small lot single-family homes) will generate higher overall land value than older traditional large lot detached single-family developments typical of this neighborhood.
FISCAL IMPACT
Staff has conducted a rough fiscal impact analysis of the projects, based on the current sales price of the units, which estimates that the project will generate $48,779 of new revenue annually; however, the project is projected to cost the City $45,149, for a net annual contribution to the General Fund of $3,629 ($181.45 per unit), which is essentially a neutral fiscal impact. Also, approximately $239,060 in new in-lieu park fee funds from the project will provide funding for public parkland acquisition and/or park maintenance for parks in the area.
PUBLIC CONTACT
On, June 24, 2016, 234 notices for this public hearing and the Notice of Intent to Adopt a Mitigated Negative Declaration were set to all residents and property owners within a 300-foot radius of the project site. In addition, notice of this public hearing was published in The Daily Review newspaper on June 24, 2016.
NEXT STEPS
Should the Council take action to approve the project by adopting the attached resolution and introducing the attached ordinance, the ordinance will be presented to the City Council at the next available meeting on July 19 for a second reading and adoption, after which the applicant will submit a Precise Development Plan, Final Map and Improvement Plans. The Final Map is subject to City Council review and approval, after which construction permit applications can be processed and permits issued to ultimately allow for construction of the project.
Prepared by: Linda Ajello, AICP, Senior Planner
Staff contact
Reviewed by: Sara Buizer, AICP, Planning Manager
Recommended by: David Rizk, AICP, Development Services Director
end
Approved by:
Fran David, City Manager
Attachments:
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Attachment I |
Draft Resolution and Conditions of Approval |
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Attachment II |
Draft Ordinance |
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Attachment III |
Area and Zoning Map |
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Attachment IV |
June 19, 2016 Draft Planning Commission Meeting Minutes |
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Attachment V |
Project Plans |
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