HomeMy WebLinkAbout06-031 Schaefer Ranch Stg 2 DP & SDR
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: June 27, 2006
SUBJECT:
Public Hearing - PA 06-031 Schaefer Ranch (Adjudicatory and
Legislative Action) submitted by Discovery Builders to consider a
Stage 2 Development Plan and Site Development Review.
Report Prepared by: Michael A. Porto, Consulting Project Planner
ATTACHMENTS:
I) Resolution recommending the City Council approve a Stage 2
Development Plan (with the proposed Ordinance attached as
Exhibit A).
2) Resolution approving a Site Development Review for Schaefer
Ranch P A 06-031.
3) Schaefer Ranch submittal dated June 20, 2006.
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I) Receive Staff presentation;
2) Open the public hearing;
3) Take testimony from the Applicant and the public;
4) Close the public hearing;
5) Deliberate;
6) Adopt Resolution recommending the City Council approve a Stage
2 Planned Development Plan (Attachment 1); and
7) Adopt Resolution approving a Site Development Review for
Schaefer Ranch P A 06-031 (Attachment 2).
RECOMMENDATION:
PROJECT DESCRIPTION:
The proposed project is described in the City of Dublin General Plan and is known as Schaefer Ranch and
is located within a portion of the Western Extended Planning Area. The project area includes
approximately 500 acres located at the westerly boundary of the city limits north of the Interstate 580
freeway (1-580), south of unincorporated area of Alameda County, and east of Schaefer Ranch Road. The
westerly extension of Dublin Boulevard leads into the project area where Dublin Boulevard terminates.
The project area currently consists of vacant grasslands and hillsides with scattered rural residential and
agricultural uses. Extensive grading activity is currently underway consistent with Council direction to
continue working with the developer on a Lot Reconfiguration Concept.
The project area was annexed to the City of Dublin in 1996 at the request of the property owner. At that
time, the area was prezoned as Planned Development District Overlay zone (P A 94-028) by Ordinance
No. 15-96. The original approval included a General Plan Amendment which anticipated 474 single
family homes, a small amount of commercial space, semi-public uses, open space, and infrastructure.
The zoning was adopted prior to establishing the two-stage procedure for Planned Development zoning.
Vesting Tentative Tract Map 6765 for 446 units of detached single family homes was adopted on
COPIES TO: Applicant
Property Owner
File
Page 1 of 11
G:\PA#\2006\06-031 Schaefer Ranch-Discovery Builders\PCSR 6-27-06 SDR Stage 2 PD.doc
ITEM NO. <6. 2
August 11, 1998 (Planning Commission Resolution 98-38) along with a Development Agreement which
was approved December 1, 1998 (Ordinance No. 20-98) which expires on December 31, 2006. On
December 21, 2004 the City Council directed Staff to continue working with the developer of Schaefer
Ranch to prepare a Final Map consistent with the Lot Reconfiguration Concept (302 lots).
In 1998, Architectural Design Guidelines were adopted by the Planning Commission in conjunction with
the Vesting Tentative Tract Map approval (Planning Commission Resolution 98-38 dated
August 11, 1998) for the residential and commercial uses within the adopted Planned Development
District Overlay zone. For the residential uses, standards included average and minimum lot size;
minimum street frontage; median lot width; front, side, and rear yard setbacks; minimum distance
between buildings; maximum building height; and usable rear yard area. The Architectural Design
Guidelines as adopted by Resolution as a part of the Tentative Map approval were not incorporated as
Development Standards approved by Ordinance. The Architectural Design Guidelines should be included
as a part of the Stage 2 Planned Development zoning process but that process did not exist in 1996. The
R-l zoning standards were generally anticipated to guide development through the prezoning and
annexation process and to be supplemented by the Architectural Guidelines once the Tentative Map and
project design were submitted. Unfortunately, the Architectural Guidelines were not adopted by
Ordinance as original zoning took precedence (R-l). The Architectural Guidelines conform to the
Planning Commission and City Council direction more closely than the original zoning, therefore a Stage
2 Planned Development has been prepared and processed in conjunction with the Site Development
Review to provide a better, more innovative and more desirable neighborhood.
The 500 acre project site includes four residential neighborhoods: hillside slope/open space, recreation
(active & and passive) open space, trail system, roadway systems, drainage systems, water tanks,
detention basins, and non-residential properties including a Neighborhood Commercial site (Parcel N) and
a Semi-Public Site previously determined. No development is being proposed for the non-residential
properties at this time. However, the development of non-residential uses would be subject to a Stage 2
Development Plan and Site Development Review at a future date.
The Schaefer Ranch project is divided into four neighborhoods with residential product types associated
with each one. The four neighborhoods occupy 55.28 acres of the Schaefer Ranch project area. All
residential units within this PD zone are single family detached homes which are consistent with the
standards currently proposed in the Stage 2 Development Plan.
The proposed Stage 2 Development Plan would:
. make modifications to the Development Standards originally approved for consistency with the
residential Architectural Design Standards adopted after the initial PD zoning;
. incorporate the Architectural Design Standard as part ofthe Planned Development;
. allow for review and adoption of a Stage 2 Development Plan based on the revised and adopted
Development Standards; and
. allow the Site Development Review to be evaluated against the standards currently proposed.
Neighborhood A is the most westerly of the four neighborhoods located at the proposed terminus of
Dublin Boulevard against the hillside slopes and includes only PD Residential Estates. Neighborhoods B,
C & D would be developed as PD Single Family Residential. Neighborhood B is located against hillside
slopes in the eastern portion of the project site. Neighborhood C is north of the Dublin Boulevard
extension, and Neighborhood D is centrally located between Neighborhoods B and C. The four
Neighborhoods, A, B, C, and D generally are described in Table 1 as follows:
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Table 1: Residential Neighborhoods
A 6 units 2.1 ac. Lots 297 thru 302
12 units Lots 285 thru 296
B 117 units 5,770 sf Lots 1 th ru 117
C 99 units 5,160 sf Lots 186 thru 284
D 68 units 3,660 sf Lots 118 thru 185
302 units
There are a variety of housing product types in the form of 20 different floor plans proposed for
development within the four neighborhoods. The largest floor plans, for the Residential Estates, would be
located within Neighborhood A, Plan 18 at 6,853 square feet, along with Plans 13 through 17. Plans 1
through 8 are located in Neighborhoods B, C, and D. In these neighborhoods, Plan 1 is the largest at
3,899 square feet. There are two one-story floor plans, both of which have an optional loft, within
Neighborhoods Band C. At least one of the two one-story floor plans have generally been situated on the
corner lots in order to provide an appropriate neighborhood scale and visually reduce building mass.
Plans 9 through 12 are located in Neighborhood D on the smallest lots. The smallest floor plan is the
single-story plan Cl at 2,692 square feet and located in both Neighborhoods B and C.
ANALYSIS:
Stage 2 Development Plan:
Within the overall 500-acre project area, gross density is 1.66 units per acre. Within the 55.28 acres
designated within the neighborhoods, project density is 5.44 units per acre. As stated above, the PD zoning
and Architectural Design Guidelines were adopted prior to establishing the two-stage procedure for
Planned Development zoning. The proposed Stage 2 Development Plan would incorporate a number of
elements typically included with the Stage 1 Development Plan process that were not addressed
previously in the form of a PD Ordinance. The proposed Stage 2 Development Plan reflects the uses and
character adopted in the initial PD zoning/pre-zoning (Ordinance 15-96 and Resolution 78-96) and the
Architectural Guidelines adopted in 1998. However, it is intended that this Stage 2 Planned Development
will amend the existing approved zoning and will incorporate the architectural guidelines originally
approved as a part of the Vesting Tentative Tract Map actions with refinements which have been
incorporated into the currently proposed plan.
In accordance with Section 8.32 of the Zoning Ordinance, a Stage 2 Development Plan includes:
1. Permitted, Conditional, Accessory & Temporary Uses
2. Site Development Standards - including lot area, lot dimensions, lot coverage, setbacks, building
height, etc.
3. Parking Standards
4. Architectural Design Standards
5. Traffic, Circulation & Streetscape standards
6. Landscape & Open Space Standards
7. Phasing
Four PD zones within the Schaefer Ranch PD district are defined in terms of permitted, conditional,
accessory, and temporary uses consistent with the General Plan. These zones are: PD Residential
Estates, PD Single-Family Residential, PD Semi-Public, PD Retail/Office, and PD Open Space. A
category for existing agricultural and rural residential uses has also been included. It is anticipated that
the scale and character of the Retail/Office and Semi-Public uses proposed will relate to the standards
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approved in 1998. However, a subsequent amendment to the Stage 2 Development Plan will be required
for the PD Retail/Office use in addition to a Site Development Review that will be required for the PD
Semi-Public Use.
As with the initial PD zoning, residential site development standards include: minimum lot area, width
(street frontage), depth, and building separation, maximum lot coverage, building height, and usable rear
yard; minimum front, rear, and sideyards, allowable setback encroachments, and required parking. A
matrix of Residential Site Development Standards unique to the four neighborhoods has been prepared
and is included as part of the proposed Stage 2 PD zoning ordinance for this project. Minimum lot size
for each neighborhood is shown in Table 1, above.
Due to the slopes and hillside areas within the project site, a standard usable rear yard area was
established at 10% of the lot with a minimum dimension at anyone point of 15 feet.
All units are provided, at a minimum, with a two-car garage. Two plans in Neighborhood A have space
for four cars. With the exception of the one-story floor plan in Neighborhood C, all other plans have at
least three covered spaces in the form of a 3-car garage or larger, or a two-car garage with a tandem third
space. With the exception of the 6 lots in Neighborhood A-I at the end of Dublin Boulevard, all lots will
take access to and from a public street.
Residential Development Standards - The new and revised Residential Development Standards are shown
in the following table:
Table 2: Development Standards
Nei hborhood7
-J.. Standard
PO Zone PO Residential PO Single-Family PO Single-Family PO Single-Family
Estates Residential Residential Residential
Lot Size (minimum) 2.1 ac 5,770 sf 5,160 sf 3,600 sf
Minimum Lot Width 35 sf 35 ft 35 ft
(street frontage)
. cul-de-sac 25 ft
Minimum Lot Depth 100 ft 100 ft 90 ft
Maximum Coverage(') 35 %(2)
. one-story plans 50 % 50 %
. two-story plans 45 % 45 % 45 %
Maximum Building 35 ft 35 ft 35 ft 35 ft
Height 2 stories 2 stories 2 stories 2 stories
Minimum Building
Separation, between
. living areas 50 ft(3) 15 ft 14 ft 10 ft
. living and non-living 12 ft 12 ft 9 ft
areas
. non-living areas 10 ft 10 ft 8 ft
Setback - Front Yard
. to porch or living 25 ft 10 ft 10 ft 10 ft
area
. to front-entry or 20 ft 18 ft 18 ft
street-facing garage
. to swing-in (side- 15 ft 15 ft 15 ft
entry) garage
Setback - Side Yard (3)
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Neighborhood7 .......:.... .... i. ...
A B
-J.. Standard .... .': < ii' . i .
. minimum 25 ft 5 ft 5 4 ft
. at living area --- --- 10 ft 7 5 ft
. at comers -.- --- 10 ft 10 8 ft
Encroachment (C) none within 5 ft of none within 5 ft of none within 5 ft of
- Sideyard property line(3) property line(3) property line(3)
Setback - Rear Yard 25 ft 5 ft(4) 5 ft(4) 5 ft(4)
Usable Rear Yard n/a 10% of the lot area 10% of the lot area 10% of the lot area
with 15-ft minimum with 15-ft minimum with 15-ft minimum
(clear & level) (clear & level) (clear & level)
dimension at any dimension at any dimension at any
point(5) point(5) ooint(5)
NOTES:
(A) All setbacks are measured from the property line. All setbacks and building separation distances are minimum.
(B) Allowable Encroachments - Items such as (but not limited to) air conditioning condensers, porches, chimneys,
outdoor stairways, bay windows, media centers, etc. may encroach 2 feet into the required setback provided that a
minimum of 36 inches flat and level area is maintained for access around the house.
(') Maximum lot coverage regulations are intended to establish the maximum lot area that may be covered with
buildings and structures. Buildings and structures include: all land covered by principal buildings, garages &
carports, permitted accessory structures, covered decks & gazebos, and other covered and enclosed areas. It
does not include: standard roof overhangs, cornices, eaves, uncovered decks, swimming pools, and paved areas
such as walkways, driveways, patios, uncovered parking areas, or roads. (Dublin Zoning Ordinance Section
8.36.100)
(2) per Zoning Ordinance for Residential Estates
(3) excluding allowable encroachments
(4) Unenclosed shade structures and second story decks attached to the unit also require a minimum setback of 5
feet.
(5) Minor deviations from the 15-foot clear and level zone for sloping lots in Neighborhoods Band C may be
approved by the Director of Community Development in conjunction with a Site Development Review.
Site Development Review
The Site Development Review issues for the Stage 2 PD Development Area addresses:
1. proposed uses
2. site layout
3. access
4. compatibility with surrounding and adjacent uses
5. effects on residents and workers, and
6. insuring an attractive environment.
Proposed uses PD Residential Estates, PD Single Family Residential, and PD Open Space comply with
the permitted uses. Design of the project proposes to take advantage of the existing topography of the
site. The Neighborhood Design aims to create a visually interesting, but functional, street scene through a
variety of techniques in the plotting and massing and a mix of architectural plans and styles. Such
techniques would include, but not be limited to: 1) reversing and varying adjacent plans and exterior
styles, 2) avoiding repetitious patterns, 3) varying heights and setbacks, 4) incorporating single-story
elements into two-story buildings, and 5) minimizing the visual impact of garages.
The floor plans provide a variety of bedroom and bathroom combinations, as well as flexible space
options. The larger floor plans, those within Neighborhood A and some in Neighborhoods Band C,
feature a casita which can be used as home office or living area separate from the main quarters. It is not
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intended that these separate areas would be allowed as rental units as there is no kitchen. The flexibility
options include bonus rooms, studios, libraries, dens, tech areas, and retreats.
Where possible, side-entry garages, as opposed to street-facing garages have been utilized. In the larger
plans street-facing garages have been recessed behind the front setback line past a gated entrance or porte
cochere into a motor court; this arrangement is utilized in Neighborhoods A, B, and C. Neighborhoods in
B and C offer at least one plan with a side entry garage. All lots within Neighborhood D have street
facing double garages. Within the neighborhoods, lots have been laid out to minimize opposing windows
and a variety of architectural elevations along the streetscape scene.
The distribution of the floor plans is shown in Table 3 below. A description of the floor plans including
building area and residential features of the units within each neighborhood is provided in Table 4:
Table 3: Floor Plan Distribution
Floor Neighborhood No. of Lots % of Neig hborhood %of
Plan B C Total
Plan 1 8 17 21 14.5% 7%
C 4 4%
Plan 2 8 20 25 17.1% 8.3%
C 5 5.1%
Plan 3 8 22 27 18.8% 8.9%
C 5 5.1%
Plan 4 8 15 21 12.8% 7%
C 6 6.1%
Plan 5 8 9 31 7.7% 10.3%
C 22 22.2%
Plan 6 8 8 18 6.8% 6.1%
C 10 10.1%
Plan 7 8 2 20 1.7% 6.6%
C 18 18.2%
Plan 8 8 3 13 2.6% 4.3%
C 10 10.1%
Plan 81 8 14 17 12% 5.6%
C 3 3%
Plan C1 8 7 23 6% 7.6%
C 16 16.1%
subtotals 100% 100%
Plan 9 D 18 26.5% 6.3%
Plan 10 D 16 23.5% 6.2%
Plan 11 D 17 25% 5.5%
Plan 12 D 17 25% 5.5%
subtotal 100%
Plan 13 A 3 16.6% .8%
Plan 14 A 3 16.7% .8%
Plan 15 A 3 16.7% .8%
Plan 16 A 3 16.7% .8%
Plan 17 A 3 16.7% .8%
Plan 18 A 3 16.6% .8%
subtotal 100%
Total I 302 Total 100%
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Table 4: Floor Plans
Neighborhood Plan SF* Height Bedrooms Bathrooms Garages
A 13 6,617 2-story 6 6% 4 spaces =
3-car + 1-car
A 14 5,167 2-story 4 + casita & great room 4% 3 spaces
3-car qaraqe
A 15 4,955 2-story 4 + casita, bonus room 5% 3 spaces -
& librarv 2-car + 1-car
A 16 5,243 2-story 4 + casita, library & 4% 3 spaces -
exercise room 2-car + 1-car
A 17 4,929 2-story 5 + casita 5% 3 spaces -
& bonus room 2-car + l-car
A 18 6,853 2-story 5 + bonus room 5% 4 spaces -
4-car aaraae
B&C 81 3,044 1-story 5 3% 3 spaces -
B&C 81 3% 2-car + 1 tandem
3,625 loft 5 + bonus room
B&C 1 3,899 2-story 3 + studio, den 3+%+% 3 spaces =
& bonus room 2-car + 1 tandem
B&C 2 3,493 2-story 3 + casita 4% 3 spaces -
& bonus room 2-car + 1 tandem
B&C 3 3,883 2-story 4 + casita 4 3 spaces =
& bonus room 2-car + 1 tandem
B&C 4 3,821 2-story 4 + bonus room 3% 3 spaces -
& librarv 2-car + 1 tandem
B&C C1 2,692 1-sto ry 4 3 2 spaces -
B&C C1 3,105 loft 4 + bonus room 3+% 2-car garage
B&C 5 3,623 2-story 4 + bonus room 4 3 spaces -
&den 2-car + 1 tandem
B&C 6 3,757 2-story 4 + bonus room, den & 2% 3 spaces -
retreat 2-car +1 tandem
B&C 7 3,202 2-story 4 + bonus room 2% 3 spaces
3-car aaraae
B&C 8 3,561 2-story 4 + bonus room 4% 3 spaces
3-car aarage
D 9 3,347 2-story 4 + bonus room 2% 3 spaces =
2-car +1 tandem
D 10 3,142 2-story 5 + bonus room 3 3 spaces -
2-car + 1 tandem
D 11 3,154 2-story 3 + bonus room 3% 3 spaces -
2-car +1 tandem
D 12 2,694 2-story 3 + bonus room, tech 3 3 spaces -
area & den 2-car +1 tandem
-excludes garages
Architectural Style Standards - The Architectural Design/Style Standards implement the overall aesthetic
vision for the community with the proposed architectural styles and conceptual architectural street scenes.
The Standards in this section, on Architectural Design, shall be adopted as part of the Development Plan.
As required with previous development, architectural elements will be required to be articulated on all
elevations of each building.
A variety of textures, colors, and materials are shown with each of the architectural styles. The color
schemes are intended to complement the elevation styles, roof types, and accent materials including roof
materials, stucco, window frames and mullions, trims, railings, metal elements, and other details. The
color schemes combined with the variety of elevation styles and the floor plans contributes to a well-
designed neighborhood and appealing street scene. This Site Development Review includes the
architectural styles along with the colors and materials.
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The six architectural styles utilized through the four neighborhoods are described as follows:
California Ranch: The California Ranch style is represented by low pitch roof in a hip, gable, or
Dutch gable configuration with flat, shingle-like roof tiles. Exterior materials include wood siding,
stucco, and board & batten combined with brick base and post elements, as well as the use of some
stone. Architectural features include picture windows, wooden shutters, gables end detail, such as
trusses, louvers, and exposed rafter tales. Colors are brown and charcoal blends.
Monterey: The Monterey style is characterized by low-pitched gable roof and cantilevered second
story balconies covered by the principal roof of concrete tile shingles. Wall materials typically are
different for first and second floors generally consisting of extensive use of brick on the lower levels
with stucco, wood siding or board and batten above. Architectural elements include simple wooden
posts or railings, wooden shutters, timber door and window frames, and gable end accents. Colors are
California mission blends with gray accents.
Early Californian: Early Californian is distinguished by simple massing and the principal roof
material of concrete barrel tiles representing terracotta in color and form on a hip or gable roof above
narrow overhangs. Stucco finished exteriors are accented by arched doorways, wooden shutters,
wrought iron detailing, and gable end accents. Colors are California mission and brown blends with
deep green or deep blue tone accents.
English Country: Formal characteristics of the English County style are identified by steep pitched
roofs dominated by a cross gable form above stuccoed walls accented with extensive use of brick and
half-timbered details. Stone features, bricked archways, decorative corbels, and multi-paned windows
give this style its country image along with the hip over gable end roof elements. Colors are charcoal,
brown, and mission blends with earthy green tone accents.
Craftsman: The popular Craftsman style features combinations of wood shingled, board & batten,
and clapboard siding with stone accent bases on pairs of square tapered columns. The long, low-
pitched gable roofs of concrete tile shingles are supported by unenclosed eave overhangs with
decorative wooden braces and exposed rafter tails. Colors are charcoal and charcoal-brown blends
with gray and moss green accents.
American Farmhouse: The American Farmhouse incorporates a variety of materials for building
exterior and detailing to present a rustic appearance including stucco, wood siding, brick and stone
courses, and board and batten. Moderately pitched gable or Dutch gable roofs would be finished with
flat concrete shingle or tile. A distinctive element offered with this style would allow porches or other
one-story elements around the building to feature a powder-coated metal seam roof. Other
architectural features include wooden shutters, pot shelves, and trellises. Colors are charcoal and
California mission blends with brown or blue-gray accents.
Each model may be constructed in at least three different elevation styles. They are consistent with the
Architectural Style Guidelines presented with the Stage 2 Development Plan.
T bl 5 EI r St I
a e . eva Ion tv es
.
Plan California Monterey Early English Craftsman American
Ranch Californian Countrv Farmhouse
81 . . .
C1 . . .
1 . . . .
2 . . . .
3 . . . .
4 . . . .
5 . . . .
6 . . . .
7 . . . .
8 . . . .
9 . . .
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Plan California Monterey Early English Craftsman American
Ranch Californian Countrv Farmhouse
10 X X X X
11 X X X X
12 X X X X
13 X X X
14 X X X
15 X X X
16 X X X
17 X X X
18 X X X
Other Elements: There are a number of required elements that should be installed with convenience and
safety in mind, such as entry lighting and house addresses. Home Owners Association rules or standards
in the City's Zoning Ordinance would be applicable to other standards and potential nuisance items such
as awnings, antennas, satellite dishes, trash receptacles, and storage structures.
Project Access and Circulation: Vehicular circulation is subject to certain standards established on the
basis of safety. With the Tentative Vesting Tract Map, the proposed plan addresses the arterial and
collector street design concepts including: right-of-way widths, roadbeds and travel lanes, parking lanes,
peripheral and median landscaping, and amenities for non-vehicular circulation, such as pedestrian and
bicycle traffic. The extension of Dublin Boulevard to the west beyond Schaefer Ranch Road is the
primary access route through the project area. The subdivision then branches out into the four
neighborhoods. Collector streets and cul-de-sacs would be constructed throughout the project area and
would provide access to those uses. Regional access is currently provided to the Project site and would
continue to be provided by 1-580.
Open Space: The land not used for development sites and infrastructure would be designated open space
generally in the form of existing rural use or hillside and slope resources. Ownership of the open space
will be held by 3 entities: East Bay Regional Parks District, Preservation and Conservation Easements and
in a Geologic Hazard and Abatement District (GHAD). A system of multi-use trails and maintenance
roads would be constructed in accordance with the policies and programs of the General Plan, the EDSP,
and the City's Parks and Recreation Master Plan. Two detention basins or ponds would be used to control
water quality from storm water runoff.
Landscaping, Walls & Fences: The landscape plans provided with this submittal lays out the streetscape
and treatment of public or roadside right-of-way areas in terms of landscape materials and hardscape
design, as well as the typical front yard image on private property. Typical front yard landscape plans are
shown for Neighborhoods B, C, and D. Neighborhood A, the estate lots, due to the size of lot and semi-
custom nature ofthe home, will provide their own front yard landscaping. Hardscape installation includes
decorative and distinctive pavement at intersections in pedestrian and neighborhood transition areas,
neighborhood signage, lighting, and curbside or grouped mailboxes. Master street plans for each of the
four neighborhoods are included with a recommended palette of landscape materials including a hierarchy
of street trees, annual and evergreen foliage, flowering shrubs, median plantings, and groundcovers.
Also included is a master plan of walls and fences with a range of designs based on functional separation
of uses, such as community or neighborhood walls, view fences to public or open space areas, and good
neighbor fences between private properties which were a part of the original approval in 1998 are
included herein.
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ENVIRONMENTAL REVIEW:
A Draft Environmental Impact Report (EIR) for the Schaefer Ranch General Plan Amendment and
Prezoning was prepared in compliance with the California Environmental Quality Act (CEQA) for which
public comments were solicited and received (SCH #95033070). On May 23, 1996, the Final EIR
containing responses to the comments received on the Draft EIR was distributed or otherwise made
available to the Planning Commission, City Council, Responsible Agencies commenting on the Draft
EIR, and other interested parties. The Planning Commission held a duly noticed public hearing on the
Draft EIR on June 4, 1996. Following the public hearing, the Planning Commission recommended to the
City Council that it certify the Final EIR as complete, adequate, and in compliance with CEQA and the
City's Environmental Guidelines. The City Council held a duly noticed public hearing on July 9, 1996.
Following the public hearing, the City Council by Resolution 76-96 certified the Final EIR as complete,
adequate, and in compliance with CEQA and the City's Environmental Guidelines. The City Council also
adopted Findings, a Statement of Overriding Considerations, and a Mitigation Monitoring Program with
this Resolution.
The proposed project was adequately and comprehensively addressed in the previously certified EIR,
Mitigation Measures, and Mitigation Monitoring Program.
However, since the original annexation, zoning, and General Plan amendments requirements for treating
storm water runoff, filtration, and siltation have been instituted as requirements through an NPDES permit
with conditions which also will be required from the Regional Water Quality Control Board. The two
detention basins proposed are part of plan and will satisfy the requirements for that permit.
Inclusionary Zoning/Affordable Housing:
The project is subject to the City's inclusionary zone regulations which were in effect in 1998 when the
application for the vesting tentative map was deemed complete. Those provisions require 5% of the units
to be affordable and allowed payment of fees in lieu thereof. The Ordinance also required an agreement
prior to the approval of the Final Map to either construct the units or pay the fees, so that agreement must
be approved before the Council considers the Final Map for the project.
Public Noticing:
In accordance with State law, a public notice was mailed to all property owners and occupants within 300
feet of the proposed project, including all residents of record in California Highlands, to advertise the
project and the upcoming public hearing. A public notice was also published in the Valley Times and
posted at several locations throughout the City.
CONCLUSION:
The proposed Schaefer Ranch project has been reviewed over the past 10+ years. There are a number of
planning actions that have occurred from the time of prezoning, annexation, adoption of Architectural
Guidelines, and approval of the Vesting Tentative Tract Map. The proposed Stage 2 Development Plan
and Site Development Review are compatible and consistent with previously adopted actions and pending
action on the Final Map. Additionally, this project is compatible and consistent with direction obtained
by the City Council on December 21, 2004 to prepare the Final Map consistent with the Lot
Reconfiguration Concept presented as a part of the proposed Stage 2 Development Plan.
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Receive Staff presentation, 2) Open the public
hearing, 3) Take testimony from the Applicant and the public; 4) Close the public hearing; 5) Deliberate;
6) Adopt Resolution recommending to the City Council to approve a Stage 2 Planned Development Plan
(Attachment 1); and 7) Adopt Resolution approving a Site Development Review for Schaefer Ranch P A
06-031 (Attachment 2).
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GENERAL INFORMATION:
PROPERTY OWNER! APPLICANT:
LOCATION:
ASSESSOR'S PARCEL NUMBER:
Doug Chen
Discovery Bay Builders
4061 Port Chicago Highway, Suite H
Concord, CA 94520
North of 1-580 at the Schaefer Ranch Road underpass and at the
westerly terminus of Dublin Blvd.
85A-I000-001, 85A-I000-014, 85A-I000-001-16, 85"-1000-
001-17, 941-0018-002-02, 941-0018-002-03, 941-0018-005-
00,941-0018-006-00
EXISTING ZONING & GENERAL PLAN
LAND USE DESIGNATION: PD-Residential Estates - Rural Residential
PD-Single Family Residential - Low-Density Residential
PD Retail/Office - Neighborhood Commercial
PD Semi-Public - Semi-Public
PD-Community Park - Community Park
PD-Open Space - Open Space
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