City of Brentwood
Home PageContact Us!Back

City Administration

2010 Council Goals and Strategic Plan | City Council Members | Calendar of Events | Elections
eNotification | Sub-Committees| Pledge of Allegiance Sign Ups | Invocation Sign Up
Live Streaming Council Meeting | Streaming PC Help |
Streaming Mac Help |

Current Council Agenda and Past Meeting Information

 

CITY COUNCIL AGENDA ITEM NO. 14

Meeting Date: August 23, 2005

Subject/Title: Public hearing to consider Residential Growth Management Program applications for the Estates at the Preserve (Passport Homes) project, located between Lone Tree Way and the future Grant Street extension, just east of O’Hara Avenue; the Carmel Estates (Pulte Homes) project, located at the southeast corner of Carmel Parkway and Minnesota Avenue; and the Parkside Villas (Baca Properties) project, located north of Sand Creek, between Shady Willow Lane and Fairview Avenue

Prepared by: Winston Rhodes, Senior Planner
Jeff Zilm, Senior Planner
Erik Nolthenius, Senior Planner

Submitted by: Howard Sword, Community Development Director

RECOMMENDATION
The Staff RGMP Evaluation Committee recommends that the Council pass and accept the attached Resolution granting an allocation for 53 units to Passport Homes, 93 units to Pulte Homes, and 35 units to Baca Properties.

PREVIOUS ACTION
The Council recently approved a General Plan Amendment and Rezone request from Passport Homes to facilitate processing of the RGMP application for Estates at the Preserve. The Council has not taken any recent or significant action related to either the Pulte Homes or Baca Properties site.

BACKGROUND
Three applications were submitted for processing during the August cycle of the RGMP. Two of the three (Passport and Baca) are holdovers from the February cycle. Passport was not forwarded to the Council in February as the proposed development was not consistent with the General Plan land use designation or zoning classification of the project site. Passport has since received approval to amend the General Plan and rezone the site and is now eligible to move forward with the RGMP application. Baca was forwarded to the Council in February along with an application from Suncrest Homes, known as Prewett Ranch, but did not receive nearly the same number of points. As a result, Baca was not awarded an allocation, and was directed to modify the application for consideration in August. All three applications before the Council have been processed successfully through the Staff RGMP Evaluation Committee. Following is a brief discussion of the three applications, in order of the total number of points that they received, with the highest total first.

The first application was submitted by Passport Homes for a project known as Estates at the Preserve. The project includes a total of 60 single-family residential lots ranging from 15,000 to over 25,000 square feet in size. The project is located on approximately 34.59 acres bounded generally by Lone Tree Way on the north and Grant Street on the south, with O’Hara Avenue located just west of the project site. The site includes an existing single-family residence that will be retained, and the project will also be subject to the City’s Affordable Housing Ordinance, requiring six affordable units (10% of 59 units = 6 units). As a result, with existing units and affordable housing units being exempt from the RGMP, the total number of units requested for allocation is 53 (60 – 1 – 6 = 53). The project has been scored by the Staff RGMP Evaluation Committee and has received a total of 155.8 points, with 125 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:

PASSPORT HOMES
Criteria Points Possible Points Awarded
Affordable Housing 25 0
Infrastructure 50 40
Amenities 25 17
Energy Efficiency 25 23
Jobs 40 0
Agricultural Enterprise 30 0
Housing Design 13 12.8
Location 20 0
Continuing Project 10 0
Incorporating Existing Properties 25 25
Estate Homes 10 10
Redevelopment 10 0
Reduced Density 10 5
Subdivide Land Only Reduce threshold to 90 0
Existing Homes 15 15
Subdivision Design 16 8
Total 336 155.8

The second application was submitted by Pulte Homes for a project known as Carmel Estates. The project includes a total of 103 single-family residential lots ranging from 7,000 to over 20,000 square feet in size. The project is located on approximately 36.81 acres at the southeast corner of Carmel Parkway and Minnesota Avenue. The project will be subject to the City’s Affordable Housing Ordinance, requiring 10 affordable units (10% of 103 units = 10 units). As a result, with affordable housing units being exempt from the RGMP, the total number of units requested for allocation is 93 (103 – 10 = 93). The project has been scored by the Staff RGMP Evaluation Committee and has received a total of 152.1 points, with 125 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:

PULTE HOMES
Criteria Points Possible Points Awarded
Affordable Housing 25 0
Infrastructure 50 46.8
Amenities 25 18.3
Energy Efficiency 25 25
Jobs 40 0
Agricultural Enterprise 30 30
Housing Design 13 6
Location 20 0
Continuing Project 10 10
Incorporating Existing Properties 25 0
Estate Homes 10 0
Redevelopment 10 0
Reduced Density 10 5
Subdivide Land Only Reduce threshold to 90 0
Existing Homes 15 0
Subdivision Design 16 11
Total 336 152.1

The third application was submitted by Baca Properties for a project known as Parkside Villas. The project includes a total of 37 single-family residential lots with a minimum size of 7,000 square feet (except two smaller lots proposed for duet units). The project is located on approximately 10.72 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 two duet units are proposed to be dedicated to the City for compliance with the City’s Affordable Housing Ordinance. As a result, with affordable housing units being exempt from the RGMP, the total number of units requested for allocation is 35 (37 – 2 = 35). The project has been scored by the Staff RGMP Evaluation Committee and has received a total of 143 points, with 125 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 40
Amenities 25 25
Energy Efficiency 25 22
Jobs 40 14
Agricultural Enterprise 30 15
Housing Design 13 9
Location 20 0
Continuing Project 10 10
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 8
Total 336 143

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 meeting of 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, and the Suncrest project on February 22, 2005. Those allocations, totaling 225 units, need to be deducted from the 433 units that were established. Finally, parcel maps (PM) and secondary housing units (SHU), while exempt from the RGMP allocation process, need to be deducted from the total number of available allocations.

Since the applications submitted for all three projects scored substantially higher than the minimum threshold of 125 points, and allocations remain available for the calendar year, the Staff RGMP Evaluation Committee recommends that all three applications receive an allocation. This would leave 17 allocations available for the remainder of the calendar year, which should be sufficient to accommodate any additional parcel maps or secondary housing units that are approved over the next four months. Assuming Council approval of the requests from Passport Homes, Pulte Homes, and Baca Properties, 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
Reynolds PM 2 3/15/05 206
Gaudinier SHU 1 4/5/05 205
Mederos PM 2 5/3/05 203
Selders SHU 1 5/18/05 202
Valverde PM 4 7/19/05 198
Passport Homes 53 8/23/05 145
Pulte Homes 93 8/23/05 52
Baca Properties 35 8/23/05 17

Attachments:
Resolution
Zoning Map showing location of three project sites
Conceptual plan for Estates at the Preserve
Conceptual plan for Carmel Estates
Conceptual plan for Parkside Villas

RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BRENTWOOD APPROVING RGMP APPLICATIONS TOTALING 181 ALLOCATIONS IN CALENDAR YEAR 2005 TO PASSPORT HOMES, PULTE HOMES, AND BACA PROPERTIES IN ACCORDANCE WITH THE RESIDENTIAL GROWTH MANAGEMENT PROGRAM

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 Passport Homes for 53 dwelling unit allocations, Pulte Homes for 93 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 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 Passport Homes receive a total of 155.8 points, the application submitted by Pulte Homes receive a total of 152.1 points, and the application submitted by Baca Properties receive a total of 143 points; and

WHEREAS, a minimum of 125 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 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 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, and another 206 units for Calendar Year 2005 at its meeting of February 22, 2005, in accordance with Resolution No. 2005-48, leaving 208 units available for allocation; and

WHEREAS, parcel maps and secondary housing units totaling 10 units have been approved by staff and/or the Planning Commission subsequent to the February 22, 2005, City Council meeting, leaving 198 units available for allocation; and

WHEREAS, the applications submitted by Passport Homes, Pulte Homes, and Baca Properties have scored substantially higher than the minimum threshold of 125 points; and

WHEREAS, awarding an allocation of 181 units to Passport Homes, Pulte Homes, and Baca Properties meets the intent of the RGMP, in that 17 units remain available for Calendar Year 2005 to accommodate additional parcel maps and secondary housing units that may be approved; and

WHEREAS, on August 23, 2005, the City Council held a public hearing to accept public testimony and reviewed all available information, including the applications and 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 Passport Homes has achieved 155.8 total points and grants the requested allocation of 53 units in accordance with the application and the following proposed general improvements:

1. Construction of roadway improvements to the Lone Tree Way and Smith Road intersection, and additional widening of Lone Tree Way and soundwall construction (40 points).

2. Construction of a pedestrian bridge across the County Flood Control drainage area, enhanced park improvements to the proposed approximately 1-acre park, and a landscape buffer along Lone Tree Way (17 points).

3. Energy efficient subdivision design, including reduced pavement area, high albedo paving, and pavement shading; and energy efficient building design, including exceeding PG&E Energy Star specifications, solar-ready homes, whole house fans, energy star outdoor lighting, and energy star indoor lighting (23 points).

4. 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 15 lots within the subdivision, and more than 25% of the lots with single-story plans (12.8 points).

5. Incorporating the existing Broderick, Velez, Last, Friedel, and Cunha properties into the subdivision (25 points).

6. Providing estate homes, such that 43 lots exceed 15,000 square feet and 17 lots exceed 20,000 square feet (10 points).

7. Developing at a reduced density from the allowable mid-range (5 points).

8. Connecting the existing Dutra home to the City’s sewer and water system, and including it in the subdivision’s LLD and CFD (15 points).

9. High quality subdivision design, including proximity to transit stops, parks, and/or trails, and traffic calming features (8 points).

Section 3. The City Council finds that Pulte Homes has achieved 152.1 total points and grants the requested allocation of 93 units in accordance with the application and the following proposed general improvements:

1. Construction of roadway improvements, including a 42” water line in Neroly Road, a fiber optic extension in Lone Tree Way, parkway landscaping and irrigation adjacent to Minnesota Avenue, an enhanced trail adjacent to Carmel Parkway, and a traffic signal at Carmel Parkway and Minnesota Avenue (46.8 points).

2. Enhancing the existing landscaping adjacent to the railroad tracks, adjacent to Minnesota Avenue, and in the Carmel Parkway medians, constructing a masonry wall adjacent to Carmel Parkway, and increasing the parkway landscaping and irrigation adjacent to Carmel Parkway (18.3 points).

3. Energy efficient subdivision design, including reduced pavement area, high albedo paving, and pavement shading; and energy efficient building design, including whole building energy use, solar-ready homes, whole house fans, energy star outdoor lighting, and energy star indoor lighting (25 points).

4. Purchase of a 10-acre conservation easement in the agricultural core area (30 points).

5. High quality housing design, including large front porches, four distinct elevations per plan, a minimum of one plan for every 15 lots within the subdivision, and more than 25% of the lots with single-story plans (6 points).

6. Continuing project (10 points).

7. Developing at a reduced density from the allowable mid-range (5 points).

8. High quality subdivision design, including proximity to transit stops, parks, and/or trails, and traffic calming features (11 points).

Section 4. The City Council finds that Baca Properties has achieved 143 total points and grants the requested allocation of 35 units in accordance with the application and the following proposed general improvements:

1. Construction of roadway improvements to Sand Creek Road, including a westbound travel lane and median landscaping from Fairview Avenue to just east of Shady Willow Lane, and construction of the Creek Road Trail extension from south of Balfour Road to the existing staging area in Summerset (40 points).

2. Enhanced pocket park adjacent to Sand Creek (25 points).

3. Energy efficient subdivision design, including reduced pavement area and pavement shading; and energy efficient building design, including meeting PG&E Energy Star specifications, whole house fans, pre-plumbing for solar water heaters, and energy star outdoor lighting (22 points).

4. Contribution of $181,300 to the City’s PEC Fund (14 points).

5. Contribution of an additional $194,250 to the Agricultural Mitigation Fund (15 points).

6. High quality housing design, including large front porches, exclusive side or turned garage plans, four distinct elevations per plan, and a minimum of one plan for every 20 lots within the subdivision (9 points).

7. Continuing project (10 points).

8. High quality subdivision design, including proximity to transit stops, parks, and/or trails, and traffic calming features (8 points).

Section 5. 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 August 23, 2005, by the following vote:

City Administration
City of Brentwood City Council
150 City Park Way
Brentwood, CA 94513
(925) 516-5440
Fax (925) 516-5441
E-mail allcouncil@brentwoodca.gov