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CITY COUNCIL AGENDA ITEM NO. 14

Meeting Date: February 22, 2005

Subject/Title: Public hearing to consider Residential Growth Management Applications for The Estates at Prewett Ranch (Suncrest Homes) project, located north of Grant Street, between O’Hara Avenue and Brentwood Boulevard; and the Parkside Villas (Baca Properties) project, located north of Sand Creek, between Shady Willow Lane and Fairview Avenue

Prepared by: Erik Nolthenius, Senior Planner

Submitted by: Howard Sword, Director, Community Development Department

RECOMMENDATION
The Staff RGMP Evaluation Committee recommends that the Council pass and accept the attached Resolution granting an allocation for 206 units to Suncrest Homes. The Committee does not recommend granting any allocations at this time to Baca Properties, but rather, that the Council direct staff to continue working with the applicant to revise its score and return for reconsideration in August.

PREVIOUS ACTION
There have no been previous Council actions related to either project site.

BACKGROUND
Three RGMP applications were submitted for processing last July, but they were put on hold until the 2004 RGMP was approved by the Council on October 12, 2004. Two of the three have been subsequently processed through the Staff RGMP Evaluation Committee (the third, Vintner Estates submitted by Passport Homes, needs a General Plan Amendment and a Rezone to be approved prior to Council consideration). The other two applications are now before the Council for consideration of their respective RGMP allocation requests.

The first application was submitted by Suncrest Homes for a project known as The Estates at Prewett Ranch. The project includes a total of 240 single-family residential lots ranging from 10,000 to over 20,000 square feet in size. The project is located on approximately 112 acres bounded generally by Lone Tree Way on the north and Grant Street on the south, with O’Hara Avenue and Brentwood Boulevard located just west and east of the project site, respectively.

The project site includes an area that was previously approved for subdivision into 30 single-family residential lots, as well as four existing homes that would be demolished and replaced with new homes. As a result, the total number of units requested for allocation is 206 (240 – 30 – 4 = 206). The project has been scored by the Staff RGMP Evaluation Committee and has received a total of 180 points, with 120 points being the threshold required for Council consideration. The following table reflects the general categories of criteria established by the RGMP and the respective points for each:

SUNCREST HOMES
Criteria Points Possible Points Awarded
Affordable Housing 25 0
Infrastructure 50 39.2
Amenities 25 25
Energy Efficiency 25 25
Jobs 40 0
Agricultural Enterprise 30 0
Housing Design 13 13
Location 20 0
Continuing Project 10 0
Incorporating Existing Properties 25 25
Estate Homes 10 10
Redevelopment 10 10
Reduced Density 10 6.8
Subdivide Land Only Reduce threshold to 90 0
Existing Homes 15 15
Subdivision Design 16 11
Total 336 180

The second application was submitted by Baca Properties for a project known as Parkside Villas. The project includes a total of 36 lots with a minimum size of 7,000 square feet. The project is located on approximately 11 acres bounded generally by Sand Creek on the south, with Apricot Way, Fairview Avenue, and Shady Willow Lane located just north, east, and west of the project site, respectively.

The project includes a duplex on one of the lots that is proposed to be dedicated to the City for compliance with the City’s affordable housing ordinance. Since affordable housing units are exempt from the RGMP, the total number of units requested for allocation is 35 (36 – 1 = 35). The project has been scored by the Staff RGMP Evaluation Committee and has received a total of 120 points, with 120 points being the threshold required for Council consideration. The following table reflects the general categories of criteria established by the RGMP and the respective points for each:

BACA PROPERTIES
Criteria Points Possible Points Awarded
Affordable Housing 25 0
Infrastructure 50 0
Amenities 25 25
Energy Efficiency 25 25
Jobs 40 20
Agricultural Enterprise 30 30
Housing Design 13 4
Location 20 0
Continuing Project 10 0
Incorporating Existing Properties 25 0
Estate Homes 10 0
Redevelopment 10 0
Reduced Density 10 0
Subdivide Land Only Reduce threshold to 90 0
Existing Homes 15 0
Subdivision Design 16 16
Total 336 120

As stated on page 7 of the RGMP, if it is the desire of the Council to approve allocations for the period in question, the Council shall award allocations to projects receiving the highest scores first, working down the list of projects numerically to lower scored projects until the desired number of semi-annual allocations has been awarded or the list is exhausted, or the Council chooses to stop at that point for any reason. It is also stated that the intent of the program is to further meter annual allocations by awarding approximately 50% at the February Council meeting and approximately 50% at the August Council meeting, or reasonably close percentages based on project size, in order to include entire projects. It is the Council’s prerogative to evaluate the allocation applications and make its decision regarding how far down the list to grant allocations.

It should be noted that the Council established the annual allocation for Calendar Year 2005 at 433 units during its previous meeting on February 8, 2005. It should also be noted that the Council previously approved allocations for Calendar Year 2005 in conjunction with two projects on October 12, 2004. Those allocations, totaling 19 units, need to be deducted from the 433 units that were established. As a result, 414 units remain available during Calendar Year 2005.

Since the application submitted by Suncrest Homes scored substantially higher than the application submitted by Baca Properties, and awarding an allocation for the 206 units requested by Suncrest Homes would meet the intent of the RGMP in terms of leaving approximately 50% of the allocations available in August, the Staff RGMP Evaluation Committee recommends that Baca Properties not receive an allocation at this time.

This would mean that the application submitted by Baca Properties would compete with other applications in August, which would in turn ideally elevate the quality of not only that particular application, but of those it would be competing against as well. Assuming Council approval of the request from Suncrest Homes, the following table summarizes staff’s recommendation, as well as the remaining allocations for Calendar Year 2005:

Project Allocations Awarded Date Allocations Remaining (from 433)
The Mark Pringle Co. 11 10/12/04 422
Mark Taylor 8 10/12/04 414
Suncrest Homes 206 2/22/05 208

Attachments:
Resolution
Conceptual plan - The Estates at Prewett Ranch
Conceptual plan - Parkside Villas

RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BRENTWOOD APPROVING AN RGMP APPLICATION FOR 206 ALLOCATIONS IN CALENDAR YEAR 2005 TO SUNCREST HOMES IN ACCORDANCE WITH THE 2004 RESIDENTIAL GROWTH MANAGEMENT PROGRAM (APN’S 018-120-002, 003, 006 AND 008; AND 018-130-004, 005, 008 AND 009); AND DIRECTING BACA PROPERTIES TO RESUBMIT ITS APPLICATION FOR CONSIDERATION IN AUGUST 2005

WHEREAS, the City Council passed and accepted Resolution No. 2326 adopting a Residential Growth Management Program (RGMP) to provide for the review and evaluation of residential growth in the City of Brentwood on July 6, 2001, which was effective July 1, 2001; and

WHEREAS, on September 11, 2001, November 26, 2002, May 27, 2003, and September 23, 2003, the City Council passed and accepted resolutions amending the original RGMP, and lastly on October 12, 2004, the City Council passed and accepted Resolution No. 2004-242 revising the original RGMP; and

WHEREAS, applications were submitted by Suncrest Homes for 206 dwelling unit allocations and Baca Properties for 35 dwelling unit allocations; and

WHEREAS, consideration of these applications is determined to be covered by the general rule that the California Environmental Quality Act (CEQA) applies only to projects which have the potential for causing a significant effect on the environment. In this case, where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA (CEQA Guidelines Section 15061(b)(3)), in that any granting of an allocation for dwelling units will need to be followed by an appropriate Tentative Subdivision Map application to receive an actual entitlement, including the appropriate level of environmental review in compliance with CEQA; and

WHEREAS, the Staff RGMP Evaluation Committee reviewed said applications with respect to the 2004 RGMP, and recommended a specific point total be awarded; and

WHEREAS, the Staff RGMP Evaluation Committee recommended to the City Council that the application submitted by Suncrest Homes receive a total of 180 points, and the application submitted by Baca Properties receive a total of 120 points; and

WHEREAS, a minimum of 120 points is needed for the applications to be forwarded for consideration of the requested allocations by the City Council, and the applicants were notified of the point totals recommended by the Staff RGMP Evaluation Committee; and

WHEREAS, one of the intents of the 2004 RGMP is that the City Council award allocations to projects receiving the highest scores first, working down the list of projects numerically to lower scored projects until the desired number of semi-annual allocations has been awarded or the list is exhausted, or the City Council chooses to stop at that point for any reason; and

WHEREAS, one of the intents of the 2004 RGMP is that the City Council award approximately 50% of the annual allocations in February and the other 50% in August, or reasonably close percentages based on project size, in order to include entire projects; and

WHEREAS, the City Council established an annual allocation for Calendar Year 2005 of 433 units at its meeting of February 8, 2005; and

WHEREAS, the City Council previously allocated 19 units for Calendar Year 2005 at its meeting of October 12, 2004, in accordance with Resolution No.’s 2004-243 and 2004-244, leaving 414 units available for allocation; and

WHEREAS, the application submitted by Suncrest Homes scored substantially higher than the application submitted by Baca Properties; and

WHEREAS, awarding an allocation of 206 units to Suncrest Homes meets the intent of the 2004 RGMP, in that approximately 50% of the annual allocations for Calendar Year 2005 will be available for consideration in August 2005; and

WHEREAS, directing Baca Properties to resubmit its application for consideration in August 2005 will elevate the quality of that application, as well as that of other applications submitted for consideration at that time; and

WHEREAS, on February 22, 2005, the City Council held a public hearing to accept public testimony and reviewed all available information, including the applications, correspondence from the applicants, the staff report prepared for the City Council with the Staff RGMP Evaluation Committee’s recommendation; and

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Brentwood hereby finds and determines as follows:

Section 1. The foregoing recitals and staff report statements are found and determined to be true and correct.

Section 2. The City Council finds that Suncrest Homes has achieved 180 total points and grants the requested allocation of 206 units in accordance with the application and the following proposed general improvements:

1. Construction of on and off-site roadway improvements to Lone Tree Way and Anderson Lane.

2. Construction of a paved trail, masonry walls adjacent to the trail and Anderson Lane, and construction of improvements to Tilton Lane.

3. Energy efficient subdivision design, including highly reflective paved surfaces, minimal street pavement, and pavement shading.

4. Energy efficient building design, including meeting or exceeding PG&E Energy Star specifications, solar-ready homes, whole house fans, energy star outdoor lighting, and energy star indoor lighting.
5. High quality housing design, including large front porches, exclusive side or turned garage plans, four distinct elevations per plan, a minimum of one plan for every 20 lots within the subdivision, and at least 35% of the lots with single-story plans.

6. Incorporating existing properties into the subdivision (Prewett, McGuire, Flood Control, and EBMUD).

7. Providing estate homes, such that 52 lots exceed 15,000 square feet and 12 lots exceed 20,000 square feet.

8. The opportunity to use affordable housing in-lieu fees to purchase, demolish, and/or reconstruct a portion of the Davis Camp area.

9. Developing at a reduced density from the allowable mid-range.

10. Connecting existing homes to the City’s sewer and water system.

11. High quality subdivision design, including proximity to transit stops, parks, and/or trails, traffic calming features, and integrated bicycle and pedestrian facilities.

Section 3. The City Council finds that this action is exempt from the requirements of the California Environmental Quality Act, pursuant to Section 15061(b)(3) of the CEQA Guidelines.

PASSED AND ACCEPTED by the City Council of the City of Brentwood at their regular meeting of February 22, 2005, by the following vote: 

 

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